Agenda item

Further to minute 99 of the City Plans Panel meeting held on 11^th December 2014, where Panel considered a position statement on an outline application for a mixed use scheme comprising office (B1), residential and/or hotel (C3/C1) and a flexible range of supporting uses at ground floor (A1-A5, D1 and D2) with basement car parking; public open space and modifications to the site access junctions, to consider the formal application

(report attached)

The report of the Chief Planning Officer referred to an outline planning application for a mixed use scheme comprising (B1) offices, residential and/or hotel (C3/C1) and a flexible range of supporting uses at ground floor level (A1-A5, D1 and D2) with basement car parking; public open space and modifications to the site access junctions at site bounded by Wellington Street and Wellington Bridge Street. (Former Yorkshire Post Site).  A supplementary report was also submitted outlining further details on the public transport contribution and conditions to be applied.

Site plans and photographs were displayed and referred to throughout the discussion on this application.

Further issues highlighted in relation to the application included the following:

·  The site was a gateway location to the City and it was proposed for a mixed use environment with large scale buildings.

·  There was required to be a buffer zone adjacent to the river to allow for maintenance to the flood defence wall.

·  It was proposed to include pedestrian connections across the site.

·  There would be a potential of up to 40% of the site to be used for public space which was in excess of normal requirements.

·  Ground floor uses such as bars, cafes and shops would be able to utilise public spaces.

·  It was proposed to have basement car parking at the site.

·  There would be controlled traffic routes through the site for service vehicles.

·  Members were shown a video fly through and photo montages of what the proposals would look like.

·  Pedestrian access and cycle routes through the site were highlighted.

In response to Members comments and questions, the following was discussed:

·  A desire to retain the clock tower.  It was reported that there would be some kind of facility possibly within the public realm area of the site.  It was hoped that this would still be in as a prominent position as the current tower.

·  Connections with the water front.

·  Discussions had been held with a residential developer and there were a number of major office occupiers who may be interested in the site.

·  Relation of the buildings heights and massing in relation to those on Wellington Place.

·  The need to incorporate high sustainability standards with the proposed development.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval subject to resolving the impact of development traffic on the West Street gyratory junction of Kirkstall Road and Wellington Road, the specified conditions (and any others which he might consider appropriate) and also the completion of a Section 106 agreement to include the following obligations:

• Provision of 5% affordable housing units

• Improvement works to the local highway network

• Public transport infrastructure contribution (£ per sqm of floor space):

£12 per sqm A2/B1 use - £464,670

£9 per sqm C1 hotel - £143,552

£14 per sqm A3/4 use - £55,479

£232 per residential unit - £46,467

• Travel Plan Review Fee (£20,000) and provision of agreed travel plan

measures

• Provision of free trial membership of the city car club (£33,000)

• Ensure public access to the open space area

• Maintenance of public areas

• Ensuring ability to connect to the neighbouring site to the west.

• Local Employment Initiatives

• Education contribution for any 3-bedroom flats to be provided in the development based on the Council’s standard multipliers for primary and secondary school contributions

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.

In the circumstances that the application has not been determined by 6th April 2015 then the above pro-rata contributions relating to public transport infrastructure and education facilities will be replaced by the adopted Community Infrastructure Levy.