Agenda and minutes

  The Chair welcomed everyone to the meeting and asked Members and Officers to introduce themselves.  The Chair extended a warm welcome to a group of planning students who were attending the meeting, with their lecturer, from Leeds Beckett University

1  To highlight reports or appendices which officers have identified as containing exempt information, and where officers consider that the public interest in maintaining the exemption outweighs the public interest in disclosing the information, for the reasons outlined in the report.

2  To consider whether or not to accept the officers recommendation in respect of the above information.

3  If so, to formally pass the following resolution:-

  RESOLVED – That the press and public be excluded from the meeting during consideration of the following parts of the agenda designated as containing exempt information on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the press and public were present there would be disclosure to them of exempt information, as follows:-

  RESOLVED -  That the public be excluded from the meeting during consideration of the following parts of the agenda designated exempt on the grounds that it is likely, in view of the business to be transacted or the nature of the proceedings, that if members of the public were present there would be disclosure to them of exempt information as designated as follows:

  The appendices to the main reports referred to in minutes 48 and 49 under Schedule 12 of the Local Government Act 1972 and the terms of Access to Information Procedure Rule 10.4(3) and on the grounds that these contain information relating to the financial or business affairs of any particular person (including the authority holding that information).  It is considered that if this information was in the public domain it would be likely to prejudice the affairs of the applicant.  Whilst there may be a public interest in disclosure, in all the circumstances of the case, maintaining the exemption is considered to outweigh the public interest in disclosing this information at this time

  There were no late items

To disclose or draw attention to any disclosable pecuniary interests for the purposes of Section 31 of the Localism Act 2011 and paragraphs 13-16 of the Members’ Code of Conduct. 

  There were no declarations of disclosable pecuniary interests

  Apologies for absence had been received from Councillors, Ingham, Taylor, Latty and Blackburn, with Councillors S McKenna, Nash and B Anderson substituting for their respective colleagues

To approve the minutes of the City Plans Panel meeting held on 3^rd September 2015

(minutes attached)

  RESOLVED -  That the minutes of the City Plans Panel meeting held on 3rd September 2015 be approved

With reference to minute 128 of the City Plans Panel meeting held on 12^th February 2015, where Panel resolved to defer refusal of a student residential accommodation building to the Chief Planning Officer, to consider a further report setting out the Inspector’s decision on the appeal lodged against that refusal

(report attached)

  Further to minute 128 of the City Plans Panel meeting held on 12^th February 2015, where Panel resolved to refuse planning permission for a student residential scheme, Members considered a report of the Chief Planning Officer outlining the Inspector’s decision to the appeal lodged by the applicant

  Members were informed that the appeal, which was dismissed by the Inspector, raised important issues relating to space standards and amenity, issues which Panel had voiced concerns about on this and other schemes, In this case the size of the internal space being proposed – 20sqm for the smallest flats – whilst being considered suitable by the applicant for daily living, was not accepted by the Panel, and the Inspector found the living conditions to be unacceptable on amenity grounds but gave no weight to space standards as the Council had not gone through a Local Plan process yet to adopt the national technical space standards

  An application for costs from the Council was rejected, with the Inspector noting that Panel had visited the site and had not acted unreasonably in adding a second reason for refusal to that proposed by Officers

  The Panel discussed the appeal decision, with the main comments relating to:

·  the strategic significance of the decision

·  the work which had been undertaken to achieve the Leeds Standard; its application to residential developments undertaken on behalf of the Council and that developers were encouraged to adopt this same standard to their schemes

·  the work done by City Plans Panel on this issue

·  the need to be clear on the Council’s aspirations regarding space standards and the need for consistency of approach to this element across the three Plans Panels

·  the costs application

Regarding space standards, the Deputy Area Planning Manager

advised that whilst there was the Leeds Standard this was not adopted planning policy and that the only standard the LPA could have was the recently introduced national standard, with work having commenced on the process of adopting this.  Concerns were raised that the Leeds Standard also included issues relating to energy and environmental issues which should be taken into account when considering applications

  RESOLVED -  To note the appeal decision and that a briefing note comparing the national standard with the Leeds Standard be provided to all Panel Members

To consider a report of the Chief Planning Officer on an application for alterations and 2 storey extension, change of use to units 51-29, new restaurant, change of use of units 41-49, associated public realm works, highway works, infrastructure for hotel and retail units

(report attached)

  Plans, photographs, drawings and graphics were displayed at the meeting.  A Members site visit had taken place earlier in the day

  Officers presented the report which sought approval to alterations and extensions to the Merrion Hotel, Wade Lane LS2, to form an upgraded, 134 bedroom hotel, with a new 491sqm A3 Use Class restaurant, together with new shop fronts to the existing retail units, with flexible A1,A2, A3 and A4 uses being sought  The proposals would also require the demolition of the octagonal building, a former public house

  The issue of land levels across the site had been dealt with by the use of steps, balustrades, planters and the provision of an outdoor seating area for the restaurant

  A new drop off area would be provided to the front of the footway on Wade Lane with a Traffic Regulation Order (TRO) being introduced to control parking in this area 

Improved pedestrian access along Wade Lane would also be created as part of this scheme by widening of the footpath

  In terms of the existing disabled car parking bays fronting onto Wade Lane, Members were informed that these would be retained

  The Panel considered the application, with the main issues being raised relating to:

·  access for coaches dropping off at the hotel; the need to ensure modern coaches which were longer could be accommodated and the possibility of creating additional space by moving the existing bus stop and shelter towards Merrion Street

·  employment opportunities arising from the scheme.  Members were informed that details of the likely number of jobs which would be created could be provided

·  that the scheme would regenerate a tired part of the city centre

·  the design of the scheme; concerns from some Members that this was uninspiring and required improvement; but a general recognition  that it was an improvement on the existing situation and addressed a need in this area of Leeds

·  the landscaping proposals and that further planting should be considered

·  the historic nature of this area and that artwork within the scheme reflecting this should be considered

Officers provided the following responses:

·  that a TRO was proposed to accommodate a time restricted drop off point that could be used by coaches as well as private vehicles/taxis

·  in terms of design, it was accepted that the finished scheme would not be iconic but the proposals were considered to be appropriate and would enhance the area; would sit comfortably with the work already undertaken to improve the external appearance of the Merrion Centre and would create activity and vibrancy in this area which was currently lacking

·  on the landscaping/public realm, the scheme responded to the constraints of the site and it was considered that one feature tree was more preferable

The Chair invited a representative of the applicant to address the

Panel on the inclusion of art within the scheme.  Members were informed that the applicant - a national chain of hoteliers - sought to reflect the local area in their buildings.  Images of proposed  ...  view the full minutes text for item 46.

  Officers took this opportunity to inform Members that the mosaic which had been situated on the northeast face of the Merrion Centre had been relocated to the College of Art - which was fitting as the artist had been the Principle of the College -  and was now in a more prominent position

  Tributes were paid to City Plans Panel Members for insisting this work of art be returned to the College of Art and to the students who had worked hard to restore this historic feature

Further to minute 175 of the City Plans Panel meeting held on 16^th April 2015, where Panel received a pre-application presentation on the proposals, to consider a further report of the Chief Planning Officer setting out the formal application in respect of a proposed residential and commercial development comprising 72 dwellings, A1/A2/B1 flexible space at ground floor, associated covered parking area and landscaping.  The report is accompanied by an appendix classed as exempt as it contains financial information

(report attached)

  Further to minute 175 of the City Plans Panel meeting held on 16^th April 2015, where Panel considered pre-application proposals for a mixed use development in Holbeck Urban Village, Members considered a further report setting out the formal application.   Appended to the report was an appendix which contained detailed financial information which Panel had resolved to consider in private

  Plans, photographs, drawings, graphics and artist’s impressions were displayed at the meeting

  Officers presented the report which sought approval for a major mixed used scheme, comprising 72 dwellings; commercial space and retail space: car parking and landscaping on a brownfield site within the setting of several listed buildings and the Holbeck Conservation Area

  Key details of the proposals were outlined and included:

·  parking provision; the inclusion of a covered parking area in the middle of the site providing cycle storage and 46 car parking spaces although 17 of these were required to be retained for existing tenants of adjacent offices

·  the highly sustainable location of the site

·  the accommodation would cater for families

·  the energy efficient features of the scheme

·  the landscaping and public realm features of the proposals

·  vehicular and pedestrian access routes

·  the retention and repositioning of the popular Wonderwood feature

·  the palette of materials which was predominantly red brick with Corten steel features

·  the massing of the proposals which was considered to be appropriate for this site, particularly in view of the mix of building heights in the area

·  space standards and that the proposals exceeded space standards set out in both the Leeds Standard and the national standard

The Panel discussed design elements of the scheme, with the main

issues being raised relating to:

·  air quality issues.  Members were informed that additional ventilation measures would be provided to the internal car park, with these being controlled by condition

·  building heights with concerns that a precedent could be set for future developments.  Officers advised that the proposals were for a 7 storey building fronting David Street with the lower, 3 – 4 storey town houses next to the Round Foundry site.  The street views which had been provided and which showed the development in the existing context were outlined to Members.  Whilst the listed Matthew Murray House adjacent to the site and modern offices on the opposite side of David Street,were lower in height, it was the view of Officers that the height of that building did not need to be retained in the proposed scheme.  The wider area comprised a variety of building heights, including buildings of a similar scale or taller than that proposed, and it was considered that the views of the proposed scheme in this wider context were acceptable

·  car parking, particularly around safety and security.  The Chair invited the applicant’s architect to address Members with the Panel being informed that the car park was fully secure; that it had four access points which would be controlled by the residents; that the building would be managed constantly and that the car park  ...  view the full minutes text for item 48.

To consider a report of the Chief Planning Officer on an outline application (all matters reserved except for partial means of access to, but not within, the site) for circa 335 residential units and 149 sqm of ancillary retail (Class 1).  The report is accompanied by an appendix classed as exempt as it contains financial information

(report attached)

  Prior to consideration of this matter, Councillor R Procter left the meeting

  Plans, including those from the 2010 application, photographs and drawings were displayed at the meeting.  A  Members site visit had taken place earlier in the day

  Officers presented a report which sought approval for an outline application for the redevelopment of a large brownfield site – a former quarry -  which had been granted outline planning in 2010 for a residential scheme, but had not been brought forward for development due to a number of issues, including the cost of remediation works

  The current proposals were for an outline application for circa 335 residential units with a small – 149sqm of ancillary Class A1 retail space.  Members were informed that around 275 dwellings was the likely maximum number of dwellings for the site, mainly in the form of 2 – 2.5 storey housing

 A 10m ecological buffer would be created with an area at the southern end of the site being safeguarded for possible use for a multi-storey car park to serve a potential rail halt

In terms of access arrangements, these were similar to what had been agreed in the previous scheme, with, as in the 2010 permission, the access off Silk Mill Way going through Ancient Woodland with the loss of 25 trees

Brief details of some of the quarry treatments which would be required to enable the site to be made developable were outlined for Members’ information

Members were informed that the site had not been able to be successfully marketed to volume house builders and that the site was causing some anti-social issues in the area.  Despite the Council’s interim affordable housing policy which had lowered the affordable housing provision on this site from 25% to 15% the site had not come forward during that time.  The adoption of the Core Strategy and the introduction of CIL set the requirements of the site at 35% affordable housing and CIL at £90 per sqm.  As part of the S106 package, a hopper bus service to serve Horsforth train station and off peak destination including Holt Park was proposed; the scheme would also preserve the Great Crested Newt colony which was currently living on the floor of the quarry and would be relocated to a new facility which had already been created, and would pay out the full CIL contribution

The Chair invited representatives of the owners of the site and their marketing team to address the Panel, with further information being provided on issues which included:

·  the level of expenditure incurred on bringing the site forward

·  that the site was a stalled site and had significant technical challenges

·  that some level of interest had been generated however the S106 requirements of the 2010 permission were proving to be an obstacle

·  that the current level of affordable housing being proposed for the site which equated to 19 units, was more manageable when taking into account the other obligations and the remediation works

·  that the Great  ...  view the full minutes text for item 49.

To consider a report of the Chief Planning Officer on pre-application, outline proposals for a mixed use scheme comprising private sector residential, private rented sector (PRS) residential and student housing with ancillary ground floor active uses, small scale retailing, café/restaurants and bars and to receive a presentation on the proposals on behalf of the developer

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. A ward member or a nominated community representative has a maximum of 15 minutes to present their comments. 

(report attached)

  Prior to consideration of this matter, Councillors Nash and P Gruen left the meeting

Plans, graphics and artist’s impressions were displayed at the meeting.  A Members site visit had taken place earlier in the day

  The Panel considered a report of the Chief Planning Officer setting out pre-application proposals for a mixed use scheme comprising private sector residential for sale, private rented sector residential and student housing with ancillary ground floor active uses, small scale retailing, café/restaurants and bars at the former Yorkshire Chemicals Site, Kirkstall Road fronting the River Aire

  The strategic context of the site was outlined to Members, with the site being opposite the Otter Island residential development, approved by City Plans Panel in 2014 and now being implemented.  Members had also visited this development earlier in the day.  The site was located in an area in transition and formed part of a wider allocation in the emerging Site Allocations Plan which included a requirement for a school

  Members were informed that the proposals to be presented showed buildings which were one storey higher adjacent to the river than set out in the Officer report before Panel

  The Panel then received a presentation from representatives of the developer

  The main points outlined in the presentation included:

·  the credentials of the applicant and their global experience of financing, developing and operating residential developments

·  the vision to create a new community of 1000 new homes in three different sectors across the site, supported by retail and leisure facilities in an environment which people would choose to live in

·  that the private rented sector would help meet the demands of the changing urban demographic and would enable younger professionals to remain in Leeds

·  the proposals would bring a stalled, brownfield site back into use

·  that reference would be paid to the Kirkstall Road Renaissance Plan; that the river would be used as an asset with the aim being to open river access to everyone

·  good pedestrian connectivity would be created

·  that the site was in a highly sustainable location

·  that a range of apartment sizes would be provided, including family-sized accommodation

·  on site, basement car parking was proposed of around 530 car parking spaces, with vehicular access being from Kirkstall Road

·  general public open space would be provided, with around 40% of the site being given over to public open space

The Panel discussed the proposals, with the following matters being

raised:

·  the mix of residential accommodation proposed and whether any problems were envisaged .  Members were informed that the scheme would be highly managed and that it was likely that the student accommodation would be sold to a student housing provider

·  the ownership of the bridge across the site.  Members were informed that it was in the ownership of the proposed applicant with  the intention being to retain and repair it in view of its importance in creating cohesive communities

·  wider links from the site

·  car parking levels and whether sufficient was being proposed.  Members were informed that  ...  view the full minutes text for item 50.

To consider a report of the Chief Planning Officer on pre-application proposals for alterations and extension to Listed Building to form residential accommodation and an A4 drinking establishment and to receive a presentation on the proposals on behalf of the developer

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. A ward member or a nominated community representative has a maximum of 15 minutes to present their comments. 

(report attached)

  Plans, graphics and historic images were displayed at the meeting.  A Members site visit had taken place earlier in the day

  The Panel considered a report of the Chief Planning Officer setting out pre-application proposals for a change of use and extension of Centenary House, North Street Leeds to form 79 residential apartments with an A4 drinking establishment or alternative use to the North Street frontage

  The Panel also received a presentation on the proposals on behalf of the developer, with the main issues being outlined which included:

·  the current state of the building and the length of time it had been on the market

·  that many of the consulting rooms from the initial use as the Leeds Public Dispensary remained and would easily convert to flats

·  that the two storey waiting room void would be reinstated and would form a glazed atrium which would provide internal, communal space

·  that two extensions were proposed; one a roof top extension and the other a  5/6 storey curved extension towards the Inner Ring Road

·  the inclusion of a pocket park on the hard surfaced frontage area,  although details on the landscaping had not been finalised

·  that a taxi drop off point and disabled parking would be provided

The Panel discussed the proposals and commented on the following

matters:

·  the size of the apartments.  Members were informed that only one unit was below the Leeds Standard and this by 1sqm

·  the target market for the apartments, with the developer’s representative stating that the accommodation was for private occupancy and was not a student-led development

·  the proposed use of the ground floor retail unit.  Members were informed that this might not necessarily be a bar as interest had now been expressed from other quarters

In response to the points raised in the report, the Panel provided the

 following comments:

·  that the proposed uses were acceptable in principle

·  that the proposed alterations and extension, subject to detailed design and provision of an appropriate landscape scheme have an acceptable impact upon the listed building and wider townscape

·  that subject to the provision of mechanical ventilation and suitable noise mitigation by way of acoustic glazing, that the amenities offered to occupiers of the building would be acceptable

·  that the mix of residential accommodation proposed was acceptable

·  that subject to the provision of suitable details of measures to service the building and how sustainable transport facilities would be provided, that limited car parking provision was acceptable at the site

·  that subject to the issues listed above being resolved and no other significant issues arising that when submitted, the planning and listed building applications can be determined on a delegated basis

RESOLVED -  To note the report, the presentation and the comments

now made

  During consideration of this matter, Councillor Leadley left the meeting

Thursday 5^th November 2015 at 1.30pm

  Thursday 5^th November 2015 at 1.30pm in the Civic Hall, Leeds