Agenda item

To consider the report of the Chief Planning Officer and receive a pre-application presentation on the proposals for residential use of the former Yorkshire Chemicals site, Black Bull Street, Leeds

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. There is no opportunity for public speaking about the proposals outlined in the presentation

(Report attached)

The Panel received a presentation on pre-application proposals for residential use at the former Yorkshire Chemicals site, Black Bull Street, Leeds. Members had visited the site prior to the meeting and this presentation would afford them the opportunity to comment on and ask questions on the proposals prior to a formal application being submitted. It was noted that no formal decision would be made at this meeting. Plans and photographs of the site were displayed at the meeting along with architects drawings of the proposals.

The Panel welcomed Mr R Maxwell and Ms H Smith to the meeting to present the pre-application proposals. They reported that an illustrative masterplan for the development was being established having regard to LCC policies and guidance and the commercial/industrial and residential uses around the site. Aerial photographs were displayed along with slides showing the South Bank Plan. The following key issues were highlighted for consideration:

• The site was split by Black Bull Street and two pedestrian crossing points would be installed to link the two sites with some landscaping incorporated to the roadside
• 3 parts of the site were identified as suitable for taller buildings of 3 to 7 storeys, fronting Hunslet Road and at the end of Cudbear Street
• Each site would include a central communal space
• Hard and soft landscaping to be maintained, incorporating plants and shrubs which would thrive in this formerly industrial location, the reserved matters stage would require a landscape architect
• The residential homes were a modern interpretation of a Georgian theme with proposed mews style integral garaging and parking

Western site

• Parking courts located to the rear of residences and shared car parking for the apartments. The use of the parking spaces would be monitored
• House elevations faced Black Bull Street
• Some homes with gardens, some utilise terrace gardens over car ports and some homes with flat roofs to accommodate communal space

Eastern site

• the central community space would be part gated for use by residents
• north eastern corner would be left as open greenspace to accommodate NGT route

The Panel commented on the following issues:

• concern that streets could be dominated at ground level by garages, entrance doors and blank frontages. This aspect was not supported at the Yarn Street development.
• lack of open space large enough for outdoor play for children
• the principle of family home development was welcomed but there was concern over the provision of amenities – such as schools, healthcare
• concern that this would be a remote development and further consideration should be given to the dynamics of the future community and how it will relate to the city centre, amenities and support networks necessary for family life
• the view that every household should have its own car park space
• the view that every home should have its own garden space which would encourage maintenance, rather than use of a communal space which could become unused and uncared for in time
• the view that the layout of the scheme and house design was regimental 
• concern that the homes provided maisonette dwellings with communal staircases which have proved problematic elsewhere
• welcomed the inclusion of pedestrian links between the sites and provision of crossings to Black Bull Street, noting that these would provide traffic calming, but commented that traffic stop/starting also brought problems of noise and engine fumes and there was concern over the impact these issues would have on those homes proposed to face onto Black Bull Street
• the proximity of the homes facing Black Bull Street to the highway and the perceived narrowness of the pavement

Members noted the response that the development of family homes opened a wider debate on education, healthcare and families in a city centre setting and noted the following responses:

• the balance of consideration of public space and private space in an urban setting when considering provision of playspace
• the regimented design would benefit dual aspect houses, which incorporated larger windows at the higher levels to allow more natural light into living spaces.
• the east/west orientation would afford the homes natural light all day
• the detailing would have a positive impact on the perceived regimental approach to the house design, bearing in mind that these were indicative illustrations presented to show what could be achieved on the site
• confirmed every home had its own designated car parking space with additional car parking spaces delineated for visitor parking throughout the site
• the comment about management of shared spaces was noted and a management plan would be devised
• the eastern site had sufficient space to pull homes facing Black Bull Street back from the highway, but there was insufficient space on the western site to do so. Further consideration of how to fit the requirements for communal space, car parking, homes and acceptable pavement width would be needed
• a ground floor community facility could be incorporated into the proposed commercial element on the eastern site, adjacent to the car dealership

(Councillors M Hamilton and G Latty left the meeting at this point)

To conclude, Members also highlighted those issues they would require further details on as being:

• Provision of education and the impact of the possible numbers of children in this site on local schools. Members were requested general information on the numbers of children in an area that would trigger the requirement for a new school development
• The design of the pedestrian links, some of which appeared as “cut throughs/ginnels” and their treatment to ensure pedestrian safety
• The design, safety and suitability of roof gardens for families with children
• The level of affordable housing
• The possibility for local employment and skills in the development of the site
• Consideration of future status of Black Bull Street since the opening of the new link road and whether some traffic could be diverted away from the site.

RESOLVED - To thank Mr Maxwell and Ms Smith for their presentation and that the contents of the proposals and the comments made by Panel be noted