Agenda and minutes

Member site visits were held in connection with the following proposals: PREAPP/17/00343 – Student Residential proposal at Symons House, Belgrave Street, Leeds 2 and PREAPP/17/00132 Mixed use proposal for land at St.Peters Buildings, York Street, Leeds 2 and was attended by the following Councillors: D Blackburn, S Hamilton, G Latty, T Leadley, J McKenna and N Walshaw

To consider any appeals in accordance with Procedure Rule 15.2 of the Access to Information Rules (in the event of an Appeal the press and public will be excluded)

(*In accordance with Procedure Rule 15.2, written notice of an appeal must be received by the Head of Governance Services at least 24 hours before the meeting)

There were no appeals against the refusal of inspection of documents.

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:-

There were no items identified where it was considered necessary to exclude the press or public from the meeting due to the nature of the business to be considered.

The Chair accepted the inclusion of a late item onto the agenda as referred to in Minute No. 47. The report entitled “Application No. 17/04055/FU: Detailed application for the Manston Lane Link Road (East – West Route) Thorpe Park, Leeds. The Chair reported that the report was being received as a late item in order to allow local Ward Members to have sufficient opportunity to be briefed on the proposal.

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 any disclosable pecuniary interests made at the meeting.

To receive apologies for absence (If any)

Apologies for absence were received from Councillors: C Campbell, A Garthwaite and B Selby

Councillors: B Cleasby, S Hamilton and D Ragan were in attendance as substitutes.

To consider and approve the Minutes of the previous meeting held on 31^st August 2017.

(Copy attached)

RESOLVED – That the minutes of the previous meeting held on 31^st August 2017 were accepted as a true and correct record.

To consider any matters arising from the minutes of the previous meeting.

There were no issues raised under matters arising.

To consider a report by the Chief Planning Officer which sets out details of an application for the Manston Lane Link Road (East - West Route), Thorpe Park, Leeds, LS15 8ZB.

(Report attached)

The Chief Planning Officer submitted a report which sets out details of an application for the Manston Lane Link Road (East - West Route), Thorpe Park, Leeds, LS15 8ZB

Site photographs and plans were displayed and referred to throughout the discussion of the application.

The Planning Case Officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The application proposes approximately 650m of carriageway.

·  The road ties into the existing Manston Lane at the western end of the proposal and the approved roundabout at the eastern end [approved under application reference 14/01216/FU], where it then joins the MLLR north south link.

·  A northerly arm from the roundabout would form the start of the East Leeds Orbital Road which would create access to saved UDPR policy East Leeds Extension allocation H3-3A:33.

·  The proposals involved road widening and changes in the horizontal and vertical alignment, and the provision of detailed accesses for the existing properties along the route.

·  The road is designed for 30mph speeds and will comprise a 7.3m carriageway with a 2m footway to the northern side and a 3m shared cycle way/footpath to the southern side.

·  The horizontal alignment generally follows the corridor of the existing highway as does the vertical alignment for most of its length, before rising to meet the roundabout at Lazencroft Farm.

·  Drainage works are to comprise a closed conduit system of gullies, chambers and drains, to collect and carry surface water run-off. Filter drains are to be provided at the bottom of embankments where necessary, with kerbs proposed at the edge of the carriageway to facilitate drainage.

·  In order to maintain continuity of the existing road network the MLLR is proposed to be lit by LED street lighting which is to be designed to reflect the type of usage on the road and to minimise impact on any adjacent dwellings and light pollution generally from upwards light spill.

·  Tree and shrub planting is proposed to embankments.

·  The site is located to the north of the Leeds to Selby railway line to the east of the former Vickers tank factory. Austhorpe Lane is to the far west and Barnbow Social Club is situated south of the site. To the northwest are Longs of Leeds and a number of other businesses.

·  Adjacent to the north of the road are a number of dwellings accessed from Manston Lane adjacent to which is a Grade II listed dovecote. To the northeast of the site is Lazencroft Farm which is also a Grade II listed building.

·  In terms of the wider area Cross Gates centre is located to the west, Garforth to the east, and Colton Retail Park across the A63 to the southeast. In addition to existing development, the East Leeds Extension housing allocation (UDPR policy H3-3A.33) is located across the railway line to the north.

·  It was reported that 4 letters of objection had been received and considered, there were no objections from statutory consultees.

·  The scheme was policy compliant and highway officers  ...  view the full minutes text for item 47.

To consider a report by the Chief Planning Officer which sets put details of a Pre-Application Presentation for the Proposed Demolition of Existing Office Building and Construction of New Student Accommodation Building at Symons House, Belgrave, Street, Leeds

(Report attached)

The Chief Planning Officer submitted a report which sets out details of a

Pre-application proposal for the proposed demolition of existing office building and construction of a new student accommodation building at Symons House, Belgrave Street, Leeds 2.

Site photographs and plans were displayed and referred to throughout the discussion of the application.

The City Centre Team Leader together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The existing site comprises a four storey, red brick, office block constructed in the late 1980’s. The building fronts Belgrave Street with its principal, recessed, entrance located in the north-west corner of the premises.

·  It is proposed to demolish the existing building and to construct a new building with a similar, rectangular, footprint to that existing.

·  The new building would have an “L shaped” form when viewed from the south. The taller element, approximately two thirds of the length of the building, would be 17 storeys in height, approximately 8 storeys taller than Fairfax House to the west. The lower eastern shoulder, approximately one-third of the building’s length, would be 10 storeys in height, a similar height to Fairfax House.

·  The lower ground floor of the building would contain plant, bin and cycle stores, a laundry, transformer room and a small lounge area which would be accessed from a similar space at ground floor level. The ground floor would comprise the reception area, accessed from Belgrave Street, study areas, open lounge areas, a cinema room and a gym.

·  The upper floors of the building would predominantly contain student studios. In total 325 studios are proposed. Three sizes of studio are identified: Bronze (21.3sqm); Silver (26.2sqm) and Gold (44.2sqm). There would be 286 Bronze studios; 32 Silver studios and 7 Gold studios. A student amenity room is proposed at level 9 with access from this point onto an external amenity terrace located on the roof of the lower shoulder of the building.

·  The external appearance of the building is a lightly coloured brick as the primary building material. The main facades would have a grid of vertical windows with tapering reveals. The gable ends would be largely solid. A darker grey brick and glazing is proposed for the ground and lower ground level plinth.

·  The building would be serviced from Belgrave Street making use of the existing layby across the street and from the parking court to the rear. The applicant has a desire to make Belgrave Street more pedestrian friendly and to improving accessibility to the St Alban’s Place green space. Similarly, there is an aspiration to improve the route through to Merrion Street.

In response to Members questions, the following were raised:

·  Had the effects of wind been taken into consideration

·  Would the proposed light coloured brick material discolour over time

·   The desire to make Belgrave Street more pedestrian friendly, could this be extended to the rest of the street

·  Was there any sustainable energy saving measures planned for the building

·  The room  ...  view the full minutes text for item 48.

To consider a report by the Chief Planning Officer which sets out details of a  Pre-Application Presentation for Proposed 8 storey Residential Development with first floor offices and ground floor Cafe/Bar at St. Peters Buildings, York Street, Leeds.

(Report attached)

The Chief Planning Officer submitted a report which sets out details of a

Pre-application proposal for the proposed 8 storey residential development with first floor offices and ground floor Café/ Bar at St.Peters Buildings, York Street, Leeds 1.

Site photographs and plans were displayed and referred to throughout the discussion of the application.

The City Centre Team Leader together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The site is currently a vacant cleared brownfield site on the north side of York Street, in the designated City Centre, close to the City bus station and the Quarry Hill cultural quarter.

·  Vehicular access would be from St Peters Square at the rear.

·  The vacant plot forms part of a larger early 20th Century block known as St Peters Buildings, which is generally 4 large-scale ‘industrial’ storeys in red-brick.

·  The proposal is for an 8 storey residential block with a ground floor food and drink use.

·  The building would be clad in red-brick to the York Street frontage, with standing seam zinc-type cladding and corten steel-type cladding to the upper levels, with glazing and look-a-like panels.

·  The front doors to the flats would be arranged around a glazed atrium, allowing daylight into the flats from within the building, as well as outlook to the north and south.

·  There would also be a rooftop amenity space for residents.

·  The proposal is for 56 dwellings; 32 1 bed (41-55sqm),

21 2 bed (61-70sqm) and 3, 3 bed (78sqm)

·  At ground floor there would be a 629sqm café/bar unit facing onto York Street, and there would be a 1st floor office unit facing into the courtyard.

·  There would be 4 undercroft car parking spaces accessed from

St. Peters Square, with bin storage and 56 secure cycle storage also at ground floor. The basement would be used for storage.

·  A minimum of 10% energy generation would be developed through on site low carbon energy sources. The scheme would also deliver a reduction of at least 20% on building regulations carbon emissions.

In response to Members questions, the following were raised:

·  There were a number of 3 bedroomed apartments proposed which suggested family accommodation, but there was no school provision in the area.

·  Was a flood risk assessment required

·  Had discussions taken place with neighbours to include the redundant end staircores

In responding to the issues raised, the City Centre Team Leader/ applicant’s representatives said:

·  In terms of the 3 bedroom accommodation, it was suggested that there was a market move for professional sharing in this area. There was a trend for family accommodation to be located in the South Bank where school provision could be accessed easier.

·  Clarity was currently being sought from the City Council as to whether a flood risk assessment was required.

·  The redundant staircores would be incorporated into the new building

In offering comments Members raised the following issues:

·  Bringing a brown field site back into use was inspiring and welcomed  ...  view the full minutes text for item 49.

To note that the next meeting will take place on Thursday 12^th October 2017 at 1.30pm in the Civic Hall, Leeds.

RESOLVED – To note that the next meeting will take place on Thursday 12th October 2017 at 1.30pm in the Civic Hall, Leeds.