Agenda item

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 TP targets had been set having regard to the city centre snapshot of commuter travel which showed 27% using cars, this development therefore had a target of 27% and once that was met, the developers were required to reduce car travel to 20%. Targets had also been set to ensure that employee travel surveys were returned and a TP Steering Group would be established to monitor the targets and manage a fund of £2k per year to implement measures to support the TP
• It was noted that a S106 could encourage but could not insist that a developer employ local people. Members acknowledged that this would depend on the skills required by the schemes, however they considered whether it would be appropriate to set a target for local young apprentices. Officers responded that further discussions on this suggestion would have to be taken up with  LCC Jobs&Skills. The comment that this site was well served by public transport reaching the Middleton, Holbeck and Beeston areas of the city was also noted as information to pass to Jobs & Skills

(Councillor Jarsoz withdrew from the meeting for a short time at this point)

• Impact of implementation of the Whitehall Road masterplan on city centre parking, Members noted that some undeveloped plots were used for car parking in the interim, and as each plot came forward for development, those spaces would be lost. Members commented that a management plan should be devised to ensure car parking is retained on Whitehall Road. The local ward Councillor highlighted the fact that local residents experienced problems with on street parking already near their homes and sought clarification on what off-peak parking measures could be implemented in the locality. It was agreed that this information should be supplied directly, but was not within the remit of this development

RESOLVED – To defer and delegate approval of the application to the Chief Planning Officer, subject to consideration of the Panel’s comments where appropriate and subject to the specified conditions (and any others which he might consider appropriate), and following the completion of a Section 106 Agreement to cover the following matters:

–  Contribution to public transport improvements in accordance with SPD5 prior to first occupation £97 496

–  Car club space and trial provision prior to first occupation £2500

–  Public access around the site

–  Travel plan implementation and monitoring fee prior to first occupation £4750

–  Employment and training opportunities for local people.

–  Management fee payable within one month of commencement of development £1500

In the circumstances where the Section 106 Agreement has not been completed within 3 months of the resolution to grant planning permission the final determination of the application shall be delegated to the Chief Planning Officer.