Agenda item

To consider the report of the Chief Planning Officer providing an update on the progress of the redevelopment of the Clariant Site, Horsforth which includes proposals for up to 400 dwellings with ancillary shop, sports ground, sports pavilion/community centre, allotments, open space and off-site highway works

(Report attached)

The Chief Planning Officer submitted a report on progress assessing the outline planning application for redevelopment of the former Clariant site, Horsforth in conjunction with the following item on the agenda (Riverside Mills, Horsforth - minute 95 refers) as the application sites are adjacent.

The two schemes would provide for a total of 550 new homes, retail unit, allotments, retention of a sports & recreation ground in community use. The developer had offered  Section 106 and Section 278 Agreements that could also secure off-site highways improvements including Horsforth And Rodley roundabouts, new bus service to Horsforth, 25% Affordable Housing, footpath and cyclepath link improvements, free metrocards for residents and contributions to primary education.

Officers reported objections from Horsforth Town Council; Horsforth Civic Society and Leeds Civic Trust. Representations had been received from Councillors representing both the Horsforth and Calverley wards, except Councillor R Wood as a Member of the Panel. A total of 85 residents had submitted objections to the Clariant proposals and 72 residents had objected to the Riverside Mills proposals.

The Panel viewed slides showing plans and photographs of the overall site, an indicative site layout plan, associated highways works and proposed treatments of the Horsforth and Rodley roundabouts. Officers stated both applicants had submitted a Concept Masterplan, which was largely agreed, subject to revisions to the extent of 3 storey housing and areas of open space.

Officers confirmed the site comprises a redundant brownfield site, inset within the green belt. There would be problems associated with the continued used of the site for employment in the context of the fall-back position; a residential use may be more acceptable.

Officers reported that the majority of objections referred to potential impact on the highway network, but that this concern should be balanced against the number of trips which could be generated under the existing employment use and fallback position. It was reported that highways officers were generally satisfied with the principle of recent revisions to the proposed off-site highway works, subject to revised modelling and detail design amendments. Works could only be required to mitigate the development rather than resolve the existing problems already experienced through high volume general traffic on the ring road.

Officers concluded that discussions were still ongoing regarding highways, education and sustainability issues in particular:

-  provision and timetabling of a bus service through the site

-  level of Affordable Housing contribution

-  contribution towards secondary education

-  level of pedestrian/cycleway contribution

-  potential for Code For Sustainable Homes 4

-  potential for 10% renewable/low carbon generating energy

Members made the following comments/queries:

Primary school provision

• whether Education Leeds could accurately identify whether the nearest school would be St Wilfred’s in Calverley or West End School Horsforth
• whether individual schools could be listed in the S106 for improvement
• that there was no point directing contributions to a Horsforth school when parents could choose to send and transport their child to a Calverley school.
• requested projected pupil figures for the locality

Employment Land

• queried the applicants assessment of local employment land provision which indicated a current surplus in the locality

Highways

• concern at status of the routes through the site and the pressure on Calverley Lane North
• commented that historically, Clariant site traffic operated an informal one way in/one way out system due to the difficult junction with the ring road
• requested accident statistics associated with right turns onto the ring road
• discussed signalisation of the Calverley Lane South junction, but noted this would require expensive bridge strengthening works on the ring road which may be prohibitive
• noted the residents of Calverley Lane North would prefer that route to be closed to general use, however the costs of the associated works to Calverley Lane South made this option  prohibitive
• Members commented that no major changes had been made to the highway proposals since pre-application stage and that a more radical highways solution  was needed

Numbers

• felt that provision of 550 homes on this site was too many
• the residential area produced a larger footprint than the former pharmaceutical factory
• Members were keen to ensure 30% Affordable Housing provision

Sustainability

• queried likely use of proposed bus, measures to encourage use of the proposed bus and implications of the bus offer not being taken up by residents. Members felt bus use must be encouraged and ensure connectivity with Horsforth and Pudsey to reduce pressure on the highways network
• viability of the bus scheme which would be funded for up to 10 years
• a view that the site could not be supported without major highways works
• provision of only one retail unit would encourage residents to take trips off-site to shop and increase pressure on the road network
• considered viability of a new rail halt although noted rail policy would not support this as this site was close to proposed stations at Apperley Bridge and Kirkstall Forge.
• could money be spent on the pavilion to make it more useable.

Overall Members maintained their earlier concerns regarding the sustainability of the site and some Members felt that no residential development should be approved without extensive highways improvements. The Panel expressed concern about creating a distinct settlement in this location, distant from Horsforth which would require residents to use a car.

RESOLVED – That the contents of the progress report and the comments of the Panel be noted