Agenda item

Further to minute 75 of the Plans Panel City Centre meeting held on 22^nd March 2010 where Panel approved the Outline application for an arena, to consider a report of the Chief Planning Officer seeking approval for the Reserved Matters application

(report attached)

  Further to minute 75 of the Plans Panel City Centre meeting held on 22^nd March 2010 where Panel approved the outline application for an arena, Members considered the Reserved Matters application.  Appended to the report was a schedule of proposed conditions

  Plans, drawings, including axonometric images, graphics, precedent images and a model were displayed at the meeting.  A site visit had taken place earlier in the day which some Members had attended

  Officers presented the report and provided details of the layout and facilities at each level, together with information on the external design of the building and the landscaping

  The fan-shaped arena would have a seating capacity of 12,300 but this could increase to 13,500 if the front seats at ground floor level were removed to allow standing.  When the seats were retracted it allowed for views through to the stage from the glazed atrium and beyond

Facilities for people with disabilities had been provided in terms of car parking, toilets, including a Changing Places toilet and 110 seats which would be sited throughout the arena.  The 24 boxes each of which catered for 10-12 people could also accommodate wheelchairs and would be accessed by a lift

  Externally a mixture of materials was proposed, these being curtain-wall glazing, perforated metal panels, acrylic panels and tinted glass which would be layered and a hexagonal pattern tracery included on the front elevation which would create a ‘lens’ effect.  A sedum roof would be provided and rainwater would be able to be harvested from the roof and used in the building

  In respect of landscaping, Members were informed that this followed on from the objectives and principles established in the outline permission

  A piazza would be created on the west side with the levels being adjusted to ensure the gradient would not exceed 1:21.  This space would be animated with bespoke seating, lighting and planting, with Norway Maples being proposed to the north and south of the area to provide continuity from the existing trees in Brunswick Terrace

  The service road corridor which incorporated disabled parking spaces and a pedestrian route linking Clay Pit Lane to Wade Lane would now see ground based oak tree planting in response to concerns raised about the use of tree pits

  The two development plots adjacent to the arena would be enhanced by the use of temporary landscaping with existing trees being retained where possible and being further enhanced by Birch and Hazel trees together with wildflower meadows

  If minded to approve the application, an amendment to condition 3 in relation to the provision of appropriate access and facilities for disabled people was requested, with the proposed amendment being circulated for Members’ consideration

  Members commented on the following matters:

·  whether any further comments had been received from Leeds Civic Trust and CABE

·  the arena roof; that the images depicted this as being recessed, but the model indicated the roof was ‘resting’ on the top of the elevations and which view was correct

·  the need for further information on the re-use of rainwater within the scheme

·  the siting of the toilets and whether they would be located equidistantly around the auditorium

·  the pepper potting of seats for people with disabilities throughout the auditorium and whether this would create difficulties in evacuating the building in the event of a fire

·  uncertainty about the merits of views through to the stage when the seats were retracted

·  whether the use of scenery would be required for some events and if so whether there was sufficient space to provide this

·  concerns about the use of Oak trees which were not pollutant resistant

·  that wildflower meadows needed appropriate maintenance to prevent them becoming overgrown and infested with weeds and whether these would fit in with what was a high quality landmark building

·  the proposed pedestrian crossing at Clay Pit Lane and whether the design of this had been completed

·  that the access from Woodhouse Lane Car Park should be on Providence Place with a pedestrian crossing in that location to prevent large numbers of people cutting through Queen Square

·  the rear of the building; whether this would resemble a typical service yard; the possibility of improving this elevation and the lack of detailing on the side elevations and how this could be addressed

·  the colouration of the acrylic cladding panels and that the use of black and grey was not appropriate

·  the two development plots opposite the site; the current position on these and the need to ensure that any future development did not visually detract from the effect being created by the arena

Officers provided the following responses:

·  that additional comments had not been received but that Leeds Civic Trust had raised concerns about the development plots adjacent to the site but this had been considered as part of the outline permission.  CABE whilst being supportive of the landscape and the articulation of the scheme, had been critical of the lack of proposals for the two development plots

·  that there was a ‘lip’ to the roof as shown on the graphics

·  the rainwater would be collected in four tanks and would be used for flushing toilets and cleaning, as appropriate

·  that there were toilets sited on each level and would be located in the Front of House area and at the main public entrance

·  that there were regulations relating to fire and access for this type of building and that these had been complied with.  The Head of Planning Services stated that regulations around fire exits were covered under Building Regulations legislation and the License and the time taken for people to evacuate a building was considered as part of that

·  that views through to the stage from the atrium would not be a frequent occurrence and would depend upon the type of event being held

·  that scenery would be used for some events and that there was sufficient room to provide this with the design of the building allowing vehicles direct access to the stage to assist in building and dismantling sets

·  that further discussions could take place with the applicant regarding tree species

·  that there would also be clipped lawn as part of the temporary landscape proposals and that the need for maintenance of the landscaping was covered by a condition attached to the outline permission

·  that work was ongoing on the design for the Clay Pit Lane crossing and that it could be achieved without the need for guard rails.  Discussions had also taken place with surrounding landowners and that issues relating to public realm and access were expected to be addressed in these discussions and that this could be reported back to Panel

·  that the service area would be fully enclosed and that strong shadow lines on the side elevations would create visual interest but that much would depend upon the workmanship of this detailing

·  that in terms of colouration, the overall hue of the acrylic cladding was likely to be pale green but working from darker shades to lighter shades up the building

The Chief Planning Officer informed Members that the two

development plots were actively being marketed and it was hoped that these would be developed alongside the arena to prevent disruption from construction works once the arena had opened

  Members welcomed the proposals

  RESOLVED -  That the application be granted subject to the conditions set out in Appendix 1 of the report, an amendment to condition 3 to read

‘Unless otherwise agreed in writing by the Local Planning Authority, the following facilities shall be designed in accordance with British Standard BS8300:2009:

a – the changing places toilet

b – visual clarification of the glazed entrance doors

c – the proposed free standing building column supports

Any dropped kerbs shall be designed in accordance with DETR guidance ‘Guidance on the use of Tactile Paving Surfaces’ unless otherwise agreed in writing by the Local Planning Authority

The above works shall be provided prior to first occupation of the Arena and shall be retained thereafter’.

Reason: In order to provide appropriate access and facilities for disabled people

and any other conditions which the Chief Planning Officer might consider appropriate