Agenda and minutes

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 declared a personal interest in Application 11/03655/FU - Change of use and extensions for restaurant, casino and serviced apartments at Merrion Way) and Application 11/04023/FU (office space and hotel on Whitehall Road) as a member of Leeds Civic Trust. The Civic Trust had commented on the proposals contained within the applications (minutes 47 and 48 refer)

Apologies were received from Councillor S Hamilton and the Panel welcomed Councillor Macniven as her substitute

To agree the minutes of the previous meeting held 24^th November 2011 as a correct record

(Copy attached)

RESOLVED – That the minutes of the last meeting held on 24^th November 2011 be agreed as a correct record

To consider the report of the Chief Planning Officer on an application for the change of use of ground floor offices to A3 (Restaurant) use, extensions to form two A3 units, extension of an existing casino and construction of 102 bedroomed serviced apartment block at Merrion Way, Brunswick Terrace and Tower House Street, Leeds

(Report attached)

Plans, architects drawings and photographs of the site were displayed at the meeting along with computer generated graphics showing the development in situ. Plans showing the footprint of the current buildings were displayed for comparison with the proposals. Members had visited the site prior to the meeting.

Officers outlined the proposals which included new active frontages to Brunswick Terrace, ground and first floor extensions to the casino, new shopfronts and recladding of the podium building, construction of a part 6 and part 10 storey serviced apartment building, a new entrance into Tower House and important public realm around the site which is pivotal to the regeneration of the area. The uses would help to reinforce the function of this part of the city centre as a major leisure and visitor centre.  Key issues to consider were highlighted as being:

Buildings

·  The resurfacing of the terrace over the basement car park, together with extended public realm to the side (enabled by the infilling of the existing ramp) and rear (enabled by the removal of the surface car park) to improve pedestrian access and the appearance of the area.

·  The delivery of a series of meaningful steps in building mass rising towards Tower House.

·  The protection and framing of key views of the arena at ground and upper levels.

·  The use of a calm monochromatic palette of materials responding to the form of the existing buildings whilst avoiding conflict with the detail of the arena building to the rear.

·  The recladding of the base of Tower House to form a positive base to the building.

·  The provision of a comprehensive lighting scheme around the development adding additional interest to the building and evening environment.

Public realm

·  Footways around the periphery of the site to be resurfaced with materials consistent with those to be used at the Merrion Centre and the arena.

·  Concrete steps outside Tower House to be replaced with granite steps.

·  Railings to the front of the podium to be replaced with a clear balustrade to present a more open vista.

·  New planting and seating proposals on the terrace and two trees to the front of Tower House as an extension to existing trees to the front of the terrace.

Computer generated graphics showing the development in the street scene were displayed, including night time views showing the lighting scheme which incorporated a crown of uplighters to Tower House and horizontal strip lighting to the podium elevations.

The Panel noted that any development proposals were constrained by the podium building - which would not support any vertical extensions and was leased until 2037. Members commented that any development here should be of the highest quality and discussed the following matters:

• the apart/hotel was intended for stays of up to 90 days

• the single width extension provided rooms facing Brunswick Terrace connected by a single corridor which faced onto Merrion Way
• queried whether there was a need for the apart/hotel element
• Some Members voiced concern that the apart/hotel extension obscured the view  ...  view the full minutes text for item 47.

To consider the report of the Chief Planning Officer on an application for a part 6 and part 10 storey mixed use development comprising office space (Class B1), 130 bed hotel (Class C1) with basement car parking at Whitehall Road, Leeds LS1

(Report attached)

The Panel considered the report of the Chief Planning Officer on a significant major application containing proposals for a part 6 and 10 storey mixed use development at Whitehall Road, Leeds LS1. The Panel had visited the site prior to the meeting. Site plans, aerial photographs, architects’ drawings and slides of the Whitehall Road masterplan – which included this development plot - were displayed at the meeting. 1:20 detailed drawings showing the window apertures and elevational treatment and slides showing the development in the streetscene were also displayed. A palette of the proposed materials was presented for reference.

Officers outlined the planning history of the site and highlighted key features as:

• Site access off Whitehall Road, the hotel from the eastern entrance and office space from western entrance. The hotel reception will incorporate a real-time bus display
• 38 parking spaces provided in the basement car park  split between 8 Hotel and 30 office spaces, with car Club and disabled parking bays at ground level to the rear of the building
• Floors 1 – 4 incorporate office accommodation with elevations of light coloured ceramic cladding
• Floors 5 – 9 incorporate hotel accommodation with darker coloured ceramic cladding panels and zinc cladding
• The ground floor to be raised above the floodplain and include glazed curtain walls, with planters and glazed balustrades to the elevated walkway
• Elevations to be treated with ceramic cladding panels

Members commented on the following:

• The route, length and usefulness of the proposed cycle way. Officers clarified the proposed treatment to the carriageway of Whitehall Road as each development within the Whitehall Road masterplan came forward
• The surface treatment and landscaping scheme which some Members felt was too harsh and advocated inclusion of more trees. It was noted that this site was within an urban landscape with limited space for green planting, although located near to the riverside walkway. Officers noted the comment that Whitehall Road would have a high volume of pedestrian footfall and this could be the opportunity to create a tree lined boulevard into the heart of the city. It was noted that development on the other side of the road did incorporate trees along the site boundaries and if this development could be set back in the plot, trees could be incorporated. Officers responded that the masterplan indicated the building line of the plots should follow the line established by the already developed Novotel Hotel near the station, however as each building plot came on line and the highway was realigned, this comment could be considered further.
• Location of the office plant equipment in relation to the hotel accommodation.
• Design of the scheme and the need for the developer to have regard to the design of this development when other plots in the masterplan come forward
• Whether the Environment Agency was satisfied with the proposals for the ground floor level and what measures incorporated to secure the basement level in the event of flood
• The robustness of the Travel Plan. Officers responded  that the  ...  view the full minutes text for item 48.

To consider the report of the Chief Planning Officer and receive a pre-application presentation on the proposals for a hotel development on the former D Car Park on land at Portland Crescent, Cookridge Street and Woodhouse Lane, Leeds.

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 the development of a hotel on the former council owned D Car Park which is bounded by Portland Crescent, Cookridge Street and Woodhouse Lane. Members were familiar with the site which was opposite the Civic Hall and were aware of a previous application for a hotel development on the same site. 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.

The Panel welcomed Mr J Suckley on behalf of the developer who outlined the design changes proposed to meet the requirements of the hotel operator now secured by the developer. Plans, architects drawings and aerial photographs of the site were displayed at the meeting. Slides showing computer generated graphics of the scheme approved in 2009 were shown for comparison with the 2011 scheme and photo montages showing both proposals in situ were displayed which provided views to and across the development from several vantage points.

Mr Suckley outlined the main changes to the scheme and reported that a full application would be submitted in January 2012 with commencement of works on site anticipated in May 2012. Members picked out the following key elements for particular attention to discuss with Mr Suckley:

• relocation of the Hotel entrance and impact on the siting of the taxi pick up/drop off point.
• impact of the glazing to the 13^th floor  and the lift shaft to add relief to the elevations. Members expressed concern over the loss of windows to the south elevation which overlooked Millennium Square as the design of this façade had been the focus of much discussion in 2009.
• design of the Woodhouse Lane elevation
• one Member suggested that glazing to all the elevations would be welcome as this would present an elegant façade which would reflect the historic buildings in the vicinity and echo the design of the Rose Bowl
• impact on the setting of the Civic Hall and views of the Civic Hall from the east
• the inclusion of the bar at the 13^th floor was specific to the hotel operators business model

(Councillor Hamilton left the meeting at this point)

Officers reported that the site plan included in the officer report  was incorrect as required amendment to delete the Academy and bar buildings from within the red line development boundary

Members remained supportive of the principle of a hotel development on this site and had no concerns over the increase in height or the inclusion of a bar but expressed reservations over the deletion of the windows to the southern elevation which they suggested now presented a blank façade to Millennium Square

To sum up, the Panel would wish to see the following matters addressed:

• detail on the relocation of the hotel entrance and impact on the drop off/pick up point
• concerns regarding the southern elevation and loss  ...  view the full minutes text for item 49.

To consider the report of the Chief Planning Officer and receive a pre-application presentation on the proposals for residential use of the former Yorkshire Chemicals site, Black Bull Street, Leeds

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 residential use at the former Yorkshire Chemicals site, Black Bull Street, Leeds. 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 along with architects drawings of the proposals.

The Panel welcomed Mr R Maxwell and Ms H Smith to the meeting to present the pre-application proposals. They reported that an illustrative masterplan for the development was being established having regard to LCC policies and guidance and the commercial/industrial and residential uses around the site. Aerial photographs were displayed along with slides showing the South Bank Plan. The following key issues were highlighted for consideration:

• The site was split by Black Bull Street and two pedestrian crossing points would be installed to link the two sites with some landscaping incorporated to the roadside
• 3 parts of the site were identified as suitable for taller buildings of 3 to 7 storeys, fronting Hunslet Road and at the end of Cudbear Street
• Each site would include a central communal space
• Hard and soft landscaping to be maintained, incorporating plants and shrubs which would thrive in this formerly industrial location, the reserved matters stage would require a landscape architect
• The residential homes were a modern interpretation of a Georgian theme with proposed mews style integral garaging and parking

Western site

• Parking courts located to the rear of residences and shared car parking for the apartments. The use of the parking spaces would be monitored
• House elevations faced Black Bull Street
• Some homes with gardens, some utilise terrace gardens over car ports and some homes with flat roofs to accommodate communal space

Eastern site

• the central community space would be part gated for use by residents
• north eastern corner would be left as open greenspace to accommodate NGT route

The Panel commented on the following issues:

• concern that streets could be dominated at ground level by garages, entrance doors and blank frontages. This aspect was not supported at the Yarn Street development.
• lack of open space large enough for outdoor play for children
• the principle of family home development was welcomed but there was concern over the provision of amenities – such as schools, healthcare
• concern that this would be a remote development and further consideration should be given to the dynamics of the future community and how it will relate to the city centre, amenities and support networks necessary for family life
• the view that every household should have its own car park space
• the view that every home should have its own garden space which would encourage maintenance, rather than use of a communal space which could become unused and uncared for in time
• the view that the layout of the scheme and house  ...  view the full minutes text for item 50.

To note the date and time of the next meeting as Thursday 19^th January 2012 at 1.30 pm

RESOLVED – To note the date and time of the next meeting as Thursday 19^th January 2012 at 1.30 pm