Agenda item

Further to minute 111 of the City Plans Panel meeting held on 22^nd January 2015, where Panel deferred determination of an application for mixed-use multi-level development comprising the erection of 4 new buildings with 744 residential apartments, 713 sqm of flexible commercial floorspace (A1-A5, B1, D1, D2 use classes), car parking, landscaping and public amenity space, for further discussions on a range of issues, including viability, to consider a further report of the Chief Planning Officer

Appended to the report is a copy of the report and appendices considered on 22^nd January 2015, which includes an exempt appendix under Access to Information Procedure Rule 10.4(3) as it contains financial information relating to the viability of the scheme

(report attached)

  Further to minute 111 of the City Plans Panel meeting held on 22^nd January 2015, where Panel deferred determination for a residential led mixed use development at Sweet Street and Manor Road Holbeck, for further discussions on a range of issues, the Panel considered a further report of the Chief Planning Officer.  Appended to the report was a copy of the report and viability statement which had been considered by Panel on 22^nd January 2015

  Although the Panel had resolved to exclude the public for discussions on the exempt information, as Members did not wish to discuss further the financial information contained within the exempt papers, on this occasion, the public were informed they could remain in the room

  Plans, graphics, drawings, photographs and sample materials were displayed at the meeting

  The Chair welcomed Mr John Thorp, former Civic Architect, now Chair of the Design Advisory Group for the Council, to the meeting.  Members were informed that following the concerns expressed by Members at aspects of the design proposals, Mr Thorp; the Design Review Team and the applicants had worked together to address some of the design issues in respect of the scheme

  Mr Thorp presented the detailed design revisions and began by providing a wider context of the location which included a palette of materials found around the area

  In terms of the size of the balconies, these had been increased to 1.2m wide; the railings to the balconies would now be flat; the colour of the privacy screens would be of a warmer tone and to add visual interest, the plane of these screens would be angled to provide a ripple effect along the street

  The colour palette of the materials now proposed would be of softer, more natural tones and the introduction of a frame to the buildings would add interest and address some of the concerns raised by Panel about the relentless appearance of the buildings

  Reconstructed Portland stone was now being considered in place of the concrete seen in the previous visuals

  The Chair thanked Mr Thorp for his presentation

  The Deputy Area Planning Manager informed Panel of other changes to the proposals since the last meeting, with the number of one bed units in the scheme being reduced and 43 of these being reconfigured to provide  2 bed units.  These alterations had been considered carefully by Officers who were satisfied they would provide an acceptable level of amenity for the future residents

  The resultant pro-rata change to the mix of low cost flats was outlined, which was reported as being 4 studios, 13 one bed flats and 20 two bed flats which was considered as being a better mix than had initially been proposed

  Members were also informed that the applicant had confirmed that LCC nomination rights for the affordable units would be acceptable, subject to the requirement for the prospective tenant to be in full time employment at the time of application

  Reference was made to the information in the submitted report setting out the difference in the proposals in respect of achieving sustainability standard level 3 or level 4 of the Code for Sustainable Homes in this case.  It was noted that only level 3 would be met by the scheme under consideration due to the viability issues for the scheme.  However Members were informed that the proposals were still considered to constitute a highly sustainable development

  On the issue of car parking levels, 263 spaces were proposed, which Members had raised concerns about in view of there being 744 flats being provided.  The Deputy Area Planning Manager advised that the nearby Manor Mills residential development saw car parking levels at 32%; that the site was in a highly sustainable location; the scheme provided for a car club and cycle parking provision and there were widespread car parking controls on the surrounding streets which combined to satisfy Officers the scheme would not have an adverse impact in respect of parking

  The Panel discussed the application, with the main issues being raised relating to:

·  energy efficiency and the impact the proposals would have on co2 levels.  The applicant was given the opportunity to respond to Panel but was unable to provide the information being sought

·  the conversion of a number of one bed units to two bed units and the size of the second bedroom, with the applicant providing the dimensions of these newly created rooms

·  the requirement for prospective tenants to be in full time employment with concerns being raised that tenants should be afforded some protection against losing their home in the event they suffered from a period of unemployment

·  concern about the number of studio flats within the scheme

·  the alterations now proposed to the design and materials which Members considered to be an improvement.  If minded to approve the application, the Head of Planning Services advised that further details in respect of the materials could be brought to Panel if required

·  car parking levels and concerns about the justification for the relatively low levels of parking provision

·  viability issues and affordable housing provision, with concerns that the housing market had improved in recent months yet applications continued to be brought to Panel seeking reductions in planning contributions on the grounds of viability

The Panel considered how to proceed

RESOLVED -  To defer and delegate to the Chief Planning Officer for

approval in principle, subject to the specified conditions (and any others which he might consider appropriate), and following the completion of an agreement under s106 of the Town and Country Planning Act 1990 and the Local Government Act 1972  to cover the following matters:

·  Provision of 37 on-site low cost market flat units to be available for people in full time employment and nominated by Leeds City Council

·  £11,011 to be allocated to either public transport or Holbeck Urban Village

·  specific travel plan measures contributions – car club trial provision £27,000

·  travel plan monitoring fee £6040

·  public access through the site

·  co-operation with local jobs and skills initiatives

·  management fee £1500

In the circumstances where the Section 106 Agreement has not been completed before 2^nd April 2015, the final determination of the application shall be delegated to the Chief Planning Officer.  If the application were to be determined on or after 6^th April 2015, the introduction of the Community Infrastructure Levy would affect this case

  During consideration of this matter, Councillor R Procter joined the meeting