More Developments More Student Accommodation

The primary reason HorfieldROSE objects to the proposed commercial, residential and stadium development at the Memorial ground is because of the adverse impacts on local amenity including an increase of congestion and pollution.

At the time of the applications we have pointed to the fact that the Memorial Ground development was only one of many factors putting increased pressure on the general area and the A38 Gloucester Road arterial route. The redevelopment of hundreds of homes along Filton Avenue were being completed at the time and have increased traffic. The then proposed super-hospital at Southmead has now been given planning permission. There have been a vast number of new housing units built along Ashley Down Road over the last couple of years adjacent to the Brunel College campus. And now the Gloucester County Cricket Club (GCCC) which is less than half a mile from Memorial Ground has been granted planning permission for expansion and the inclusion of yet more student accommodation.

Because the Memorial Ground development has not started, the area has been spared its impacts so far. But should Rovers' board ever find financiers for their white elephant, the area can expect daily traffic from 550 students, office workers, visitors to the conference centre in addition to potentially increased attendance at matches.

The issue of student accommodation is a problem for two reasons. First, the Memorial Ground student accomodation will raise percentage of non-family households to 32% which is well above the city average and well above the targets set in the council's own local plan. The second, is that nobody seriously believes that students can be discouraged from bringing their cars into the area. The idea that this can be enforced legally is questionable and there is little incentive for whoever runs the accommodation to police or enforce this.

The decision to ignore this issue when granting permission for the developments at the Memorial Ground has set a bad precedent. In 2008 a development in Fishponds which included "25 student cluster flats" was refused permission by Bristol City Council as follows:

The proposed development fails to cater for the needs of vehicles associated with a student (residential) scheme of this scale and in this location. The lack of on-site car parking would lead to increased pressure for on-street car parking to the detriment of residential amenity and highway safety. The proposed use is therefore considered to be contrary to polices M1 (iv), B8 and H10 of the adopted Bristol Local Plan (December 1997), policies M1 (iv), B8 and H10 of the Proposed Alterations to the Bristol Local Plan First Deposit (Draft for Consultation) (February 2003), and the advice contained within Planning Policy Guidance Note 13: 'Transport' (2001).

However the developer appealed and the refusal was overturned because

The Council have already allowed student accommodations at the Mem with a car ownership restriction to be written into the student tenancy agreement, then there is no justification to refuse other student accommodation developments due to increased parking problems, when similar tenancy agreements can be put in place.

Now with approval of the GCCC plans we have seen yet another block of student flats approved. This potentially further distorts the makeup of the population in the ward, increase demands on transport and other facilities in the area and will affect many of the same streets and residents as the Memorial Ground developments.

HorfieldROSE is not fighting the Gloucestershire County Cricket Club application, other groups and individuals are doing that. But we do note that that application can only make the circumstances in which the Memorial Ground might be expanded even worse than when planning permission was granted.