Agenda item

To consider a report of the Chief Planning Officer on an application for a proposed 21 Storey Block of Student Flats, Calverley Street and Woodhouse Lane, Leeds.

(Report attached)

The report of the Chief Planning Officer presented an application for a proposed 21 storey block of student flats at Calverley Street and Woodhouse Lane, Leeds.

Members had visited the site prior to the meeting and photographs, detailed plans and a model of the site were displayed.

Members were reminded of the pre-application presentation that was brought to Panel in August 2011 and a summary of comments was included in the report.  Members had supported the principle of the scheme and had requested additional noise protection, landscaping and compensatory planting.

Further issues highlighted in respect of the application included the following:

• There would be an open public square between the proposed building and existing buildings.
• Policy on tall buildings – the development fell within an identified zone for tall buildings in the Tall Buildings Strategy and there were already tall buildings in the vicinity.  Members were shown images of projected views should the development go ahead.
• Wind study update – it was concluded that the potential wind impact would be acceptable, with the proposed building providing a degree of shelter to existing areas to the north east and the proposed mitigation measures having a beneficial impact for the proposed public open space. A further condition was recommended to control the full details and delivery of the proposed mitigation measures.
• It was felt there would be minimal adverse impact on the local traffic network.
• Trees – It was highlighted where trees would have to be removed and where new tree planting was proposed.
• The S106 would safeguard an area for a potential bridge to be built over the ring road to the rear of the site.
• The arrangements for refuse servicing, car parking and bicycle storage areas.

In response to Member comments and questions, the following issues were discussed:

• Bicycle spaces and disabled parking – the travel plan had been based on the likely travel requirements of university students. Officers would discuss the possibility of increasing disabled parking provision within the existing parking area.
• Roof treatments for the side blocks – this would be a grey polymeric membrane.  There would also be fixing points for cleaning cradles.
• A suggestion for more tree planting along the edge of the site by the inner ring road to mitigate noise.
• Layout and size of flats within the development.  It was reported that there would be a number of flats that would meet DDA requirements. Also the general size of flats would be compared with other recent developments to ensure provision of adequate internal amenity.
• Conditions to the application – the management of the open space and the provision of the walkway to Portland Way would be controlled by condition.
• The details of the external cladding materials and the tree species would be controlled by condition and brought to Members prior to their approval.

RESOLVED – That approval be deferred and delegated to the Chief Planning Officer subject to the specified conditions (and any others which he might consider appropriate) and the completion of a Section 106 agreement to include the following obligations; public transport contribution (£21,182); travel plan and monitoring fee (£670); compensation for loss of parking space on Willow Terrace Road (£13,000); accessibility to public areas; protection for a landing point for an Inner Ring Road bridge; occupation of accommodation by full time students only; employment and training initiatives; Section 106 management fee (£1500).  In the circumstances where the Section 106 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.