Thank you for visiting our website.

Following more than a year of consultation with Bristol City Council’s Planning Authority and key Knowle stakeholder and residents’ groups, this website shows our revised proposal for Broadwalk Shopping Centre which we are proposing to rename Redcatch Quarter.

Thank you.

The key changes are:

Reducing the number of homes from 850 to approximately 500
Replacing a number of the apartment buildings closest to Redcatch Park with rows of townhouses
Reducing the maximum heights on the western part of the site from 12 to 3 storeys
Enhancing the retail, commercial and community spaces, including now fronting directly onto Wells Road
Delivering dedicated communal gardens, improved public realm and thoughtful connectivity into Redcatch Park

About us

Broadside Holdings comprises three separate and highly experienced development companies: Montane Partners, Melburg and Galliard Homes. In addition Wavensmere Homes is the team’s development manager. Our revised scheme has been designed by Franklin Ellis Architects. Pictured is The Nightingale Quarter, an award-winning regeneration project in the heart of Derby city centre, delivered by Wavensmere Homes and Montane Partners.

Our previous proposal

Planning history

The changes we have made follow the strong response from the community including local resident Laura Chapman taking legal action against Bristol City Council (called a Judicial Review) challenging the planning permission granted in 2023. Since then we have sought to listen to, and collaborate with, the community to prepare a revised development proposal that addresses as many of your concerns as we can.

Last December a ‘Settlement Agreement’ was signed between Laura Chapman, Bristol City Council, and Broadside Holdings, which commits us to pursue the changes we are proposing. Our intention is to submit a planning application for the revised scheme once we’ve had a chance to review and consider your feedback. This will be what is called a Section 73 application which simply seeks changes to the consented scheme as presented today.

But the site’s planning history goes back almost 20 years, including permission being granted for its demolition in 2007. Since then the 50-year-old building has continued to deteriorate and the need to redevelop the site has become increasingly urgent.

Our previous scheme

The planning application approved permitted the following maximum parameters::

Up to 850 new homes
Building height up to 12 storeys
9.8 percent affordable housing
79,976sqft of commercial space (retail, food etc)
5,489sqft community space and library
9,364sqft cinema or theatre
352 car parking spaces

What has changed?

As you can see from the four images, the scheme massing has dramatically changed on the western part of the site. The purple line shows the heights and massing of the scheme approved in 2023, compared to the revised scheme.

Summary of Key Changes

The heights on the western part of the site have been reduced from a maximum 12 to 3 storeys
The total number of homes has been reduced by approximately 42%
Instead of 850 apartments we are now proposing 91 townhouses and approximately 400 apartments
Replacing the apartment buildings with townhouses will substantially lessen any impact on Redcatch Park
The heights will climb towards Wells Road, but remain generally within the ‘parameters’ (limits) set by the previous planning permission
The ground floor will have commercial and community space, now including double height shopfronts facing directly on Wells Road
A separate building is proposed on the northwest of the site for the dental practice
The basement is to be retained for parking – we are proposing 150 spaces plus 91 off-road spaces (one for each townhouse)
The vehicle access remains the same.

Our new approach

As you can see from the main image above, the revised scheme has substantially changed where it is closer to Redcatch Park. Although the aerial photograph (opposite) of the existing shopping centre is a different angle, you can see how the redevelopment will transform the current environment for park users and those living on parts of Redcatch Road, Broadwalk and Ryde Road.

Our revised scheme would:

Create a seamless area of public realm between Redcatch Park and the new homes
Significantly improve how people can move through the site, and how it connects Redcatch Park to Wells Road and the wider area;
Better integrate with the existing houses by replacing some of the apartment blocks with townhouses;
Increase the biodiversity with extensive planting and landscaping;
Widen the choice of homes available, including for local people
Ensure the long-term sustainability of Broadwalk (Redcatch Quarter) as the district’s main retail, leisure, and community centre;
Help enable the ‘15 minute neighbourhood’, where everyone living in a city should have access to essential retail, commercial, community, healthcare services & green space, within a 15 minute walk or bike ride.

Our revised proposal

‘You said, we did’

We have spent a lot of time considering how to address the concerns raised in response to our previous, consented, scheme. This table seeks to summarise the key areas of community concern and how our revised proposal addresses them.

Concerns previously raised	How our revised proposal addresses those concerns
Previous scheme massing & density	42% reduction in the number of homes 52% reduction in the Gross Internal Area (GIA) of the development
Town centre facilities	We remain committed to providing space for a new dentist, library & community centre, together with a potential GP surgery We remain committed to providing commercial space with the ability to increase that amount subject to market demand Retaining the new pedestrianised boulevard connecting Wells Road to the Park, with significant public realm improvements
Affordable housing	We have agreed to approximately 10% affordable housing already, and will explore further affordable housing subject to additional grant funding from housing associations
Parking	We have increased levels of parking for all uses, both residents and businesses
Height onto the Park	75% reduction in height overlooking park (12 to 3 storeys) 50% reduction in height vs existing car park (6 to 3 storeys)
Relationship to the Park	We are retaining the existing road between the centre and the park We have set the new houses back from the current boundary line
Over-reliance on the Park for amenity	All houses have private outdoor space There is additional large communal amenity space throughout the scheme
Single aspect homes	Very significant reduction in single aspect homes by introducing family houses
Number of new residents/pressure on local services	Very significant reduction in number of new residents There is sufficient capacity within local schools There is sufficient capacity within local healthcare/MyDentist/NHS (and we’re proposing spaces for new dentist and GP services within the revised scheme

New layout

The main image above shows the new indicative layout at ground floor, with:

Extensive landscaping between Redcatch Park and the first row of terraced housing;
Further landscaping throughout the site, to help create attractive and safe routes through the development;
Five separate rows of terraced housing, totalling 91 houses;
Commercial and community uses fronting onto Wells Road junction, but also on either side of the new proposed ‘boulevard;’
The second, smaller plan also shows commercial space on the first floor because those spaces would be double height, to create generous and attractive retail and community spaces;
Apartments would sit in the rest of those blocks closest to Wells Road;
Dentist proposed for the separate building at the northwest of the site.

High quality design

The image above shows how the site has been designed to connect with Redcatch Park; create green and attractive spaces; and routes through the site that are safe and welcoming.

The table below also helps explain how we have sought to ensure the design meets the highest standards as set out in Bristol City Council’s Urban Living SPD guidance. Our design team would be very happy to explain these in more detail.

Urban Living SPD theme	Key guidance/question	Our response for the revised proposal
City & neighbourhood form	Does the proposal optimise density appropriate to its location and context?	Yes. The revised density balances intensification with townscape sensitivity. The building envelope remains generally within the existing outline planning consent limits.
City & neighbourhood form	Is the scheme well-located to public transport, services and amenities?	Yes. It is adjacent to the Wells Road corridor, and within 5-10 min walk of key local amenities.
Block/street pattern	Does the layout make it easy to walk and navigate?	Yes. We are proposing a permeable street pattern with clear pedestrian spine route from Wells Road through to Redcatch Park.
Block/street pattern	Are buildings positioned to define streets and spaces with clear frontages?	Yes. Massing defines internal courtyard and external public edges with strong urban rhythm.
Open Space & Play	Are children’s play needs met?	Yes. The central green space provides an area where children can play outside the terraced housing.
Open Space & Play	Is there sufficient public and private open space?	Yes. We are including public routes and new community square, as well as semi- private residential amenity courtyards.
Liveability	Are the homes dual aspect and well-proportioned?	Yes. The design emphasises the importance of daylight and maximises dual- aspect homes where practical. We have also improved the outlook of new homes compared to the previous layouts, and introduced family homes.
Liveability	Does the scheme avoid overly tall, single-aspect, north-facing flats?	Yes. North facing homes have been minimised. We have significantly lowered heights at the sensitive park boundary.
Ground floor and usesy	Is the ground floor animated and inclusive?	Yes. The commercial groundfloor space is flexible, with community use spaces included to reinforce local vibrancy.
Ground floor and usesy	Is the retail/community space well-integrated?	Yes. The commercial unit frontages face onto the key pedestrian routes through the scheme. Including community space where the scheme transitions to the terraced streets provides an inclusive community place at the heart of the scheme.
Environmental performance	Does the scheme meet sustainability expectations?	Yes. Houses will be EPC A, apartments will be EPC B. The homes will comply with the new ‘Future Homes Standard’ regulations (2025). Solar panelling, air source heat pumps, and electric vehicle charging points.
Management & engagement	Has there been meaningful consultation and design review?	Yes. We’ve held meetings with Knowle Neighbourhood Planning Group, Friends of Redcatch Park, council officers and community representatives, which is all documented.

What happens next?

The car park will now remain closed

We have been carefully monitoring the structural integrity of the ageing (now 50-year old) concrete multi-storey car park;
The building was also being monitored by the previous owners, prior to us acquiring it in 2021;
Our structural engineers have now advised that no repairs or maintenance can further prolong the car park’s life;
The car park needs to remain closed as it now poses health and safety risks;
As part of the revised scheme, we are proposing alternative public parking for approximately 150 spaces as well as an addition 91 private spaces for the residents of the new terraced housing.

What happens now to the existing occupiers?

We are now liaising with tenants to discuss the impact of the car park closure;
We hope to be able to find alternative arrangements to support local services, such as the dentist and library;
However, the centre really is at the end of its viable life, so we are in the process of agreeing when existing tenants will need to relocate.

When will be construction start & finish?

This ‘Section 73’ application only seeks to amend the outline planning consent. If we are granted permission, a ‘Reserved Matters’ application will follow with further consultation on the detailed design (i.e., materials, palate, landscaping etc);
No date has been set for demolition, but it is likely to be once we have been granted planning permission;
Once planning permission is granted we would agree a construction management plan with Bristol City Council setting out working hours, construction vehicle routes etc, to ensure it is well run and considerate towards our neighbours.

Your feedback

There are a number of ways you can contact us to share your feedback. Please visit our Feedback page for more information.

The Redcatch Quarter