Project Summary

• Provision of expert witness planning advice on behalf of Bristol City Council at the Lands Tribunal
• Bristol City Council sought to Compulsory Purchase Order Tollgate House in order to facilitate the £500m redevelopment of what is now known as Cabot Circus
• The site is now the location of the multi-storey Cabot Circus car park

Development Description

As part of the £500m Cabot Circus major retail development, Bristol City Council used Compulsory Purchase powers to acquire Tollgate House, a large unsightly 1970s office tower block. The Council’s intent was to demolish in order to provide the multi storey car park for the new shopping centre. Unfortunately, it was not possible to agree commercial terms for the acquisition of the site and ultimately it was necessary for the Lands Tribunal to resolve a lengthy dispute and determine the appropriate level of compensation.

Planning Process

CSJ Planning provided expert evidence over a lengthy hearing on behalf of the ‘Acquiring Authority’. The evidence demonstrated that the claimant’s compensation figure was excessive as much of the value perceived was based on assumptions that planning permission would be obtained for significant upward extension of the tower and further dense development around the base. The planning evidence entailed heritage impact assessment, affordable housing review, visual impact appraisal and transportation review. Comparative evidence and ‘hands on’ experience in negotiation major planning application were fundamental to the Council’s strategy. Ultimately, the Lands Tribunal determined a modest and realistic commercial compensation sum, in effect supporting CSJ evidence that the claims for future development value were grossly excessive and devoid of a sound planning basis.