Agenda and minutes

To identify items which have been admitted to the agenda by the Chair for consideration

(The special circumstances shall be specified in the minutes)

No formal late items of business were added to the agenda however Panel Members had received an amended version of the report on Central Garden Park Square (minute 30 refers)

To declare any personal/prejudicial interests for the purpose of Section 81(3) of the Local Government Act 2000 and paragraphs 8 to 12 of the Members Code of Conduct

The following Members declared personal/prejudicial interests for the purpose of Section 81(3) of the Local Government Act 2000 and paragraphs 8 to 12 of the Members Code of Conduct:

Councillor A Castle – Application 11/03424/FU refurbishment proposals for the Merrion Centre and Application 11/03514/LI Central Garden, Park Square – declared a personal interest in both matters as a member of Leeds Civic Trust as the Civic Trust had commented on both applications. (minutes 29 and 30 respectively refer)

Councillors Campbell and Selby – Application 11/03514/LI Central Garden, Park Square – declared personal interests as members of English Heritage. English Heritage had commented on the proposals (minute 30 refers)

Councillor M Hamilton – Pre-Application PREAPP/11/00904 for Student Flats at  20-28 Hyde Terrace, Woodhouse – declared a personal interest as an employee of the University of Leeds, although it was noted that the proposals were for comment only at this stage (minute 32 refers)

Apologies for absence were received from Councillors Jarosz and Nash. The Panel welcomed Councillors Coulson and R Grahame as substitutes.

To approve the minutes of the last meeting held  27^th September 2011 as a correct record

(Copy attached)

RESOLVED – That the minutes of the last meeting held 27^th September 2011 be agreed as a correct record

(Councillor R Grahame joined the meeting at this point)

To consider the report of the Chief Planning Officer on an application setting out proposals for alterations and extensions involving change of use to provide retail stores, restaurants, bars, hot food takeaways, financial & professional services ( A1, A2, A3, A4, A5 use classes), leisure use (D2 use class), including refurbishment & re-cladding of car park, new substation, tenant plant area, public realm works and associated facilities and infrastructure to the Merrion  Centre shopping centre, Merrion Way, Leeds LS2

(Report attached)

The Chief Planning Officer submitted a report setting out proposals for extensive alteration and refurbishment works, involving change of use, to the north eastern section of the Merrion Centre shopping centre. The Panel had previously viewed early proposals in July 2011 prior to submission of the formal application. Slides, photographs, internal floorplans and architects drawings of the proposals were displayed at the meeting.

(Councillor M Hamilton joined the meeting at this point)

Officers reported the applicant was “TCS Holdings” rather than Town Centre Holdings Ltd as stated within the submitted report. The Panel were provided with a history of the refurbishment works already undertaken including the re-cladding of the Merrion Centre itself and Town Centre House. This next phase would address the car park, Merrion Market area and the Wade Lane/Merrion Street frontages. Officers stated that much of the market floorspace was currently vacant and those units which remained did not have an outward facing street frontage. The applicant recognised the positive impact that the Leeds Arena development would have on footfall through and around the Merrion Centre and proposed the following treatment:

• Introduction of full height glazed frontages to the ground floor uses
• External footpaths to be refurbished with the use of more natural paving closer to the Merrion Centre itself to delineate the building curtilage
• Provision of a new ramped access at the Merrion Street/Wade Lane corner
• Reintroduction of 8 trees to the external edges of the site
• Introduction of a new core with large lift access direct to the car park at the junction with the internal Georgian Arcade and refurbishment of existing lift
• Creation of additional access/egress lane into the car park
• Provision of 28 designated disabled car parking spaces plus electric car charging points and motorcycle parking
• Refurbishment of the concrete cladding to the external façade of the car park. A simple system of aluminium overcladding was proposed to protect the existing concrete façade which incorporated cobbles and was deteriorating. A steel framed “dia-grid” would also be included to add interest.
• Computer generated graphics of the of the car park façade were displayed. The graphics showed a night time view of the car park, indicating the LED lights incorporated into the steel grid overlay

Finally officers reported that negotiations over the final figure for public transport contributions to be included in the Section 106 agreement had not been completed prior to the meeting but that this outstanding matter could be resolved through the delegation process. 

Members discussed the following aspects of the application:

Licensed Premises – Members noted that 50% of the floorspace (equating to 3,500 sq m) could be given over to licensed premises and urged caution as there were reported to be a large number of licensed premises around the Merrion Centre. There was some concern that the area could become a hotspot for alcohol fuelled disorder.

Travel Plan - Members were keen to receive information on the targets set for the Travel Plan (TP), its aim, monitoring,  ...  view the full minutes text for item 29.

To consider the report of the Chief Planning Officer setting out a retrospective Listed Building application for the removal of a statue and associated plinth at Central Garden, Park Square

(Report attached)

Photographs of the bronze statue of Circe previously in-situ in Central Garden were displayed at the meeting. The Area Planning Manager highlighted receipt of an amended report which clarified the listed status of the statue. The comments of English Heritage had now been received which confirmed that no objection was maintained to the application but expressed disappointment that a replacement statue would not now be installed.

Officers reported that the statue had been removed following the grant of permission in 2007. At that time LCC Museums & Galleries intended to replace Circe with a bronze statue of Mercury. However since then, the cost of bronze and the insurance and measures necessary to protect such a valuable asset had increased dramatically. Circe was now refurbished and displayed within the City Museum. Members had visited the Museum prior to the meeting. The key issue to consider was the impact of the application on the setting of Park Square.

It was reported that the Circe statue and plinth had been introduced to Park Square in 1951, although the statue had not been designed for external display. Photographs of two statues suggested as suitable replacements by the Victorian Society and Leeds Civic Trust were displayed but Members did not support these. Officers reported that the Arts Council was not prepared to lend a sculpture or any public art for that location. Members noted the difficulty in securing a replacement for the Square and supported the application to regularise the existing situation

RESOLVED – That the application be approved in principle and be referred to the Secretary of State for consideration, with final determination delegated to the Chief Planning Officer should the Secretary of State pass the application back to the Local Planning Authority for determination

(The Panel took a short break at this point)

To consider the report of the Chief Planning Officer and receive a pre-application presentation on the proposals for a proposed hotel at the junction of Portland Way and Calverley Street, Leeds LS!

This is a pre-application presentation and no formal decision on the development will be taken, however it is an opportunity for Panel Members to ask questions, raise issues, seek clarification and comment on the proposals at this stage. There is no opportunity for public speaking about the proposals outlined in the presentation

(Report attached)

The Panel received a presentation on pre-application proposals for a hotel development at the junction of Portland Way and Calverley Street. Members were familiar with the site as it lay adjacent to the Civic Hall and this presentation would afford them the opportunity to comment on and ask questions about the proposals prior to a formal application being submitted. It was noted that no formal decision would be made at this meeting. Plans and photographs of the site were displayed at the meeting. Members were aware that this site had formed part of the wider masterplan proposals for Downing Developments student housing proposals to the north-west of the site which had been presented to the Panel in February 2011, but that the site was now in separate ownership of this applicant

(Councillor A Blackburn re-joined the meeting)

The Panel welcomed Mr M Haydeck (representing the developer) and Mr J Grainger (Carey-Jones, architect) who provided the following general information:

• The developer regarded this as a prominent site at the edge of the Civic Quarter and the proposals referenced the high quality materials used throughout the Civic Quarter 
• The hotel design was sympathetic to its surroundings and reflected the style and character of buildings within the immediate vicinity. The rounded edge treatment proposed to the Calverley Street/Portland Way junction echoed the Brotherton Wing and former Nurses Home on Calverley Street
• Two protected trees lay within the development line, but the developer intended to mitigate their loss with new planting
• The rising levels up Portland Way provided a stepped design, with the upper floors set back from the frontage
• The design included wide window settings, a limestone clad base plinth with metal rainscreen system on top. The use of limestone was intended to provide the hotel with a relationship to the Civic Hall. Stone Banding to the floors expressed the horizontality of the building
• The intended uses were
  • Ground floor - reception area, small gym, conference facilities with breakout room and the hotel entrance
  • Lower ground floor – an A3 unit which would be complimentary to the hotel use and local staff
  • Upper floors to be hotel suites

Members went onto make the following comments:

• Welcomed the design and proposed materials which referenced the existing buildings within the Civic Quarter and Leeds General Infirmary. The quality of the materials should be just as high to the north-western side of the building
• Expressed some concern over the proximity between the hotel building and those proposed through the redevelopment of the Downing site and felt that the hotel could be over dominant in its impact
• The application should detail the sustainability measures included within the proposals, particularly in respect of the possible use of renewable energy
• Further detail of the vehicular access and taxi/private hire/private car drop-off and pickup points was required. Members considered Portland Way to be a very busy traffic point and were keen to ensure that there should be no obstruction to the highway by vehicles making short stops. They noted  ...  view the full minutes text for item 31.

To consider the report of the Chief Planning Officer and receive a pre-application presentation on proposals to convert and extend 20-28 Hyde Terrace, Woodhouse, LS2 to create student accommodation

This is a pre-application presentation and no formal decision on the development will be taken, however it is an opportunity for Panel Members to ask questions, raise issues, seek clarification and comment on the proposals at this stage. There is no opportunity for public speaking about the proposals outlined in the presentation

(Report attached)

The Panel received a presentation on pre-application proposals for a student flats development at 20-28 Hyde Terrace, Woodhouse. Members had visited the site prior to the meeting and this presentation would afford them the opportunity to comment on and ask questions on the proposals prior to a formal application being submitted. It was noted that no formal decision would be made at this meeting. Plans and photographs of the site were displayed at the meeting.

Mr A Watts, Walker Morris, attended the meeting on behalf of the applicants to present the scheme as follows:

• Proposed retention and conversion of the main terraced building would include retention of the external façade and internal original features, and remove the flat roofed dormers which will be replaced with pitched roofs
• Demolition of the three storey porta-cabin units added to the rear elevation in the 1970s.
• New, modern east and west wings would be erected using red brick, grey slate and copper cladding where required to reflect the existing main building
• 2/3 bedroom flats were proposed within the main building with 8 cluster flats in the new wings which would provide a total of 98 bedspaces
• Primary windows were intended to the front elevations with secondary use windows to the rear
• A courtyard space would be created to the rear
• The scheme was intended to be car free, with a drop-off point and possible designated disabled car parking space on the north eastern access road.
• The site was previously occupied by the University in an area of mixed commercial uses and existing student accommodation and was outside the area of housing mix.
• The applicants had discussed the proposals with the LCC Conservation and Planning Officers and now sought feedback from the Panel prior to formal public consultation with local Councillors and the community

Members commented that the development proposals should have regard to the listed status of the buildings to the north of the site and went onto discuss the following aspects of the proposals at this stage:

Main Building

• Welcomed the sympathetic approach but were keen to ensure the retention of internal original fixtures such as fireplaces and staircases
• Suggested the rear flat roof dormer should also be removed
• Due to the depth of the main building, care should be taken to ensure that the basement accommodation in particular provided sufficient light
• Noted the front elevation depicted 5 separate house entrances  and whether this feature would be retained
• Suggested the render to the gable end should be removed
• Commented on the stained glass window and whether its retention would be beneficial to the main building
• The removal of the Portacabins could reveal new features to the stonework on the rear elevation
• The mullioned window to the rear should be examined and retained
• The chimneys should be retained as these were a feature in the locality
• Suggested that the white render/timber to the eaves of the front elevation should be reviewed as part of the proposals

New build

• Noted that elements of the  ...  view the full minutes text for item 32.

To note the report of the Chief Planning Officer providing an update on the Planning Statements for South Bank, Sovereign Street and Lower Kirkgate

(Report attached)

PLEASE NOTE – Copies of the Planning Statements are available from the Clerk on request or can be viewed on the website

The Chief Planning Officer submitted three recently adopted Planning Statements relating to areas of special interest in the City. The Conservation Officers attended the meeting and the Panel discussed each Statement in turn as follows:

  Lower Kirkgate:

• Noted that the council had successfully passed Stage 1 of a Heritage Lottery Bid to secure £1.6m in total for works to the area of which £0.5m would be dedicated to the restoration of the White Cloth Hall.
• Discussions with the main landowner had been maintained throughout the development of the Statement

Members noted that White Cloth Hall was owned by the main landowner and expressed their continued dissatisfaction that the building had been in disrepair for a long time and had subsequently partially collapsed. Members recalled that a letter had been sent on behalf of the Panel expressing the council’s concerns some years ago and went onto consider what measures, if any, could be taken if the landowner failed to progress works to the remains of the building. Officers responded that two-thirds of the original White Cloth Hall survived, including the west wing constructed in the 1750’s. City Fusion, the landowners, were currently undertaking costly surveying works and had responded positively to requests for emergency repairs to be undertaken

The Panel requested that a report be brought to the next meeting setting out the options being considered for the reconstruction of White Cloth Hall and indicating the timescales for progress.

  South Bank

• Statement arose from the discussions held between the council and the owners of the three main sites relating to a substantial part of the southern edge of the city centre and the Council’s aspirations for a city centre park
• A permeable route from the city centre to the south was proposed through provision of a park. A new pedestrian access would be opened through the vacant Tetley Brewery site providing a direct link with Leeds Bridge and Hunslet Road and that there would be improved eastward pedestrian access via Yarn Street to the Pennine Trail and Woodlesford
• Members commented that the motorways and busy dual carriage ways which surrounded the site could be seen as a barrier, but noted that future developments adjacent to Clarence Dock would provide pedestrian improvements which would link the separate sites within South Bank

Sovereign Street

• Statement arose following the failure of the previous development proposals in 2008 and the need to remarket the site and discussions are ongoing with developers regarding Plots A and B identified in the Statement
• The Statement includes aspirations to provide a greenspace which would link via a footbridge to the proposed city centre park to the south of the river. It also identifies the potential to provide a route underneath the railway line to the north

  RESOLVED –

a)  To note the contents of the Sovereign Street, South Bank and Lower Kirkgate Planning Statements

b)  To note that a further report  setting out the options being considered for the reconstruction of  White Cloth Hall and indicating the timescales  ...  view the full minutes text for item 33.

To note the date and time of the next meeting as Thursday 24^th November 2011 at 1:30 pm

RESOLVED – To note the date and time of the next meeting as Thursday 24^th November 2011 at 1.30pm