Plans for a three-storey office block featuring a café, co-working spaces, and a fitness suite next to Patchway train station have been approved despite ongoing concerns about insufficient parking. The new development, proposed by Estrans Developments on a narrow strip of derelict land just north of the station, will offer hundreds of desks and public amenities but only around 33 parking spaces.
South Gloucestershire Council’s development management committee granted permission for the project on November 27, aiming to bring much-needed facilities to an otherwise sparse local area. The café is expected to benefit train passengers by providing a convenient spot in an otherwise barren station environment. However, local residents and representatives have voiced worries that limited on-site parking will cause congestion and safety issues on surrounding streets.
Andrew Shore, a member of Stoke Gifford Parish Council, criticized the developer’s assumption that most occupants will use public transport, walk, or cycle. Shore pointed out that with 400 desk spaces and only 33 parking spots, 92% of users would need to arrive without cars, a figure he called “unrealistically high.” He warned this could lead to overspill parking in the nearby station car park, which only has 19 spaces, potentially displacing train passengers.
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Representatives from the development team defended the proposal, emphasizing its sustainability and location benefits. Planning agent Chris Dance highlighted the site’s long history of challenges, stating, “It’s a visual blot on the landscape. We’re creating a highly sustainable, innovative form of development which will create a vibrant place for people to work.”
Developer Rob Williams added that the site’s adjacency to Patchway station provides fast and efficient rail connections, supported by upcoming regional rail improvements. He also pointed to the availability of Metrobus and local bus services within a five-minute walk, as well as extensive cycling infrastructure including showers, lockers, and cycle storage designed to encourage alternative commuting options.
Despite these assurances, the debate over parking and traffic impact on the local community continues as the development moves forward.