Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an outline proposal for residential development.

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. A ward member or a nominated community representative has a maximum of 15 minutes to present their comments. 

  Plans, graphics, photographs and precedent images were displayed at the meeting

  The Panel considered a report of the Chief Planning Officer on pre-application proposals for a residential development at Sweet Street and received a presentation on proposals from the developer’s architects and agents

  The key elements of the proposals were outlined to Members, which included:

·  that the site has planning permission for a mixed use scheme comprising residential with A1/A2/A3/A4/A5 and B1 uses

·  that the scheme being drawn up was a less dense residential scheme which provided courtyards and meaningful public realm with good pedestrian permeability

·  the massing of the buildings related to their immediate context and allowed for good levels of sunlight in to the courtyards

·  that the ground floor apartments would each have their own front door and balcony, which would help activate the streets

·  that 750 apartments were proposed, with the larger apartments facing into the courtyards and benefitting from their own private amenity space

·  that vehicular access would be from Ingram Street

·  that 696sqm of commercial accommodation would be provided, with this being set back from Sweet Street

·  that a range of studios, 1, 2, and 3 bedroom apartments would be provided, in a private rented development, managed by a single investor

·  a generous landscaping scheme would form an important element of the development

·  that public seating areas would be provided at key locations

·  that the use of colour will be considered in the materials for the scheme, with the aim of creating a sense of identity through this

Members discussed the proposals and commented on the following

matters:

·  the amount of natural light residents would receive for much of the year

·  the maintenance of the landscaped areas, particularly the raised beds

·  the need for problems of litter and vermin around the landscaped areas to be fully addressed

·  the use of tree pits and whether sufficient space would be available for trees to grow adequately

·  a suitably sized play area for children would be required

·  issues of security for residents

·  the high number of studios and one bed room flats in the scheme and the need to understand the market the development would be aimed at

·  community identity and how this would be forged

·  S106 contributions which would be required

·  Issues of sustainability and whether photovoltaics and grey water could be included in the proposals

·  the size of the units with concerns these were not as generous as hoped

·  the location of public seating areas and the need to address potential issues of noise nuisance and anti-social behaviour for tenants of units in close proximity to these areas

·  whether a public seating area was necessary

·  concerns about the proliferation of studios and that these did not help create a permanent community

·  appropriate tree species and that Councillor Nash should be consulted on this, in the event the pre-application proposals progressed to a formal application

·  the need for the different sized units to be mixed across the scheme to prevent segregation

·  the changes to the heights of blocks; that the shortfall would need to be made up elsewhere in the scheme; the siting of the 13 storey block and whether this was appropriate

·  the need for any development on this site to be of a high quality and distinct character, rather than just standard residential apartment blocks

·  the need for detailed sunlight surveys to be provided as well as a proposed colour palette

·  that more family accommodation was needed, particularly in view of proposals for a large school to open in the area within a few years

·  the buoyancy of the private rented market and that city centre apartments were welcomed as were some elements of the design principles, i.e. the proposals to activate the streets and provide front doors and private courtyards space.  However it was felt the scheme lacked a sense of place; that buildings of greater architectural merit were required for this key location; that the mix of units was not suitable and that more family accommodation should be provided

In response to the specific issues raised in the report, Members

provided the following comments:

·  that the proposed use of the site for a predominantly residential scheme was appropriate

·  that whilst in general Members agreed with the siting of the buildings, provision of landscaping; public realm and provision of active street frontages, to note Members detailed comments on these matters.  That the arrangement of the taller block should be explored further and a clear rationale for it should be provided.  Consideration of orientating the tall building towards The Mint building should be considered

·  to note that more work was required regarding the height of the buildings, together with requirements for rooftop plant and the distribution of building heights around the scheme

·  to note Members’ detailed comments about the proposed landscaping

·  that issues of sustainability needed to be addressed

·  regarding the mix of units; their size; proportions and quality of the proposed flats, to note Members’ comments and the Chief Planning Officer’s comments about the work in progress on trying to achieve a Leeds Standard for units and for this work to be shared with Panel Members

·  to note the requests for further detailed sun path surveys, information on proposed materials and the size of units in relation to average furniture sizes

RESOLVED -  To note the report, the presentation and the comments

now made