News / Baltic Wharf
Baltic Wharf changes approved
Plans to build flats on the site of a Harbourside caravan club have now been changed so developers could pay for just one affordable home.
The council-owned Goram Homes now has planning permission to build 166 flats at Baltic Wharf with a single affordable home elsewhere.
Critics threw doubts over a promise that a government grant would pay for 66 affordable flats on the development.
is needed now More than ever
Sovereign Network Group, a housing association, is planning to get money from Homes England to buy the 66 flats from Goram, but a contract hasn’t been signed yet.
The Club is about to end its 47 year tenure – photo: Hannah Massoudi
Because of the rising costs of construction, Goram Homes said they could no longer afford to build the affordable housing itself, and needed the government to step in with financial help.
This meant that had to apply to Bristol City Council to change the planning permission.
Both Sovereign and Goram pledged the 66 affordable housing will still get built, and the plans were approved by the development control B committee on Monday.
But they failed to convince campaigners and some councillors, who feared the promises weren’t set in stone.
Green councillor Guy Poultney said: “It’s a huge shame that we can’t be more clear about the plan to deliver affordable housing on this site, based on very well meant assurances and a desire not to see any further backsliding.
“If we can be so certain there won’t be any backsliding, why couldn’t the same forces be brought to bear to stop this backsliding?
“How has it gotten this far? How do we know this is the end? If the developer’s costs go up again, what happens?
“This seems to be quite a substantial loss of social housing.
“We need to stick to that commitment to provide social housing. I don’t see how people saying things are definite can be quite so sure that they are that definite.”
This is due before the Planning Committee on Monday – photo: Hannah Massoudi
For half a century caravaners have stayed at Baltic Wharf, on the western end of the harbour near the Cottage pub.
Next week is the final week the caravan club will open, before the site is cleared to make way for the new apartments, which will be spread over six different blocks ranging from four to six storeys tall.
Initially, the council was planning to purchase the affordable housing built there, to rent out as council flats.
But in the autumn last year this pledge was scrapped, due to the new focus on repairing existing council housing after a government regulator raised serious safety concerns.
Instead, Sovereign Network Group will rent out 50 flats via the HomeChoice list, and 16 as shared ownership.
Sovereign said they needed to wait for councillors changing the planning permission before they could approve a deal to get the funding from Homes England.
However, according to some campaigners, this makes the affordable housing less certain.
Jill Tarlton said: “We’re being asked to replace a legally binding obligation to supply 40 per cent affordable homes with a vague and unenforceable promise on the basis that Goram Homes, the developer, is fully owned by Bristol City Council and therefore trustworthy.
However, Goram, as a commercial developer, has obligations to their commercial partners.
“If providing 40 per cent affordable homes means that they will make a considerable loss, Goram will be obliged to abandon this promise. Promises and intentions are not good enough.”
Previous complaints about the development include the many trees which will be chopped down and the risk of flooding.
Campaigners said the site should instead be used to create a new play park for adults with learning disabilities, as well as a memorial for the “unknown slave”.
Changes to the planning permission mean that, in theory, Goram Homes could now build zero affordable housing on the site, and pay for a single affordable home to be built elsewhere.
Council planning officers said this was “very unlikely” to actually happen, and just a technicality.
View from Baltic Wharf – photo: Hannah Massoudi
Green councillor David Wilcox, who sits on the board of Goram Homes, said: “Supply chain disruptions, inflationary pressures, global market instability, the legacy funding gap in the council’s housing revenue account and planning delays all contributed to reducing offers from potential housing association partners earlier this year.
“This has made it impossible to develop the affordable housing without grant funding. Baltic Wharf is a fantastic scheme — 166 new homes in a prime harbourside location, including 66 affordable homes, approved by the planning committee in April 2024.
“Goram Homes is establishing legal controls to guarantee the 40 per cent affordable housing, ensuring its delivery on the Baltic Wharf site. As a board member and councillor, I will ensure this is achieved.”
Voting in favour were Green councillor Ellie Freeman, George Calascione and Abi Finch; Labour councillor Don Alexander, Lisa Durston and Fabian Breckels; and Tory councillor Richard Eddy.
Green councillor Guy Poultney voted against the changes and Liberal Democrat councillor Caroline Gooch abstained.
After the meeting, Goram said construction will begin in August, working with the Hill Group.
The caravan club will stay open for the Balloon Fiesta weekend, and then close for the last time.
The development will include spaces for new cafes or shops on the ground floors, as well as new landscaped spaces “opening up the area to the public for the first time”.
Stephen Baker, managing director of Goram Homes, said: “We cannot ignore the housing crisis.
“As developers, we must find solutions to ensure policy levels of affordable homes are built, even in a challenging market.
“With SNG on board, and Homes England grant funding in place, we are now ready to get building a beautifully designed scheme in a prime waterfront Bristol location.
“A significant portion of any profit we make will go back to the council, to be reinvested into the city or the development of more new homes.
“We have also worked closely with the Harbour Authority to make sure it receives the best value for its land.”
Main photo: Goram Homes
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