Agenda item

To receive a report of the Chief Planning Officer detailing a proposal for mixed use residential development at Left Bank, Former Hydro Aluminium Foundry, Clarence Road, Hunslet, Leeds 10

The Chief Planning Officer submitted a report which detailed a Proposal for a mixed use residential development at Left Bank, Former Hydro Aluminium Foundry, Clarence Road, Hunslet, Leeds 10

Members attended a site visit prior to the commencement of the meeting. Site photographs and plans were displayed and referred to throughout the discussion of the application.

Representatives from Citu addressed the Panel and provided the following additional information:

• That the company was tackling climate change and producing low carbon buildings and homes. It was put to the Panel that the area behind Clarence Dock had a limited identity which this development would aim to boost by building new sustainable homes and a factory to manufacture parts for the homes;
• There would be a mixture of 1,2,3 and 4 bedroom homes;
• Flood resilience measures had been incorporated to protect against the probability of a 1:1000 years flood event;
• The site would provide pedestrian access and vehicular access and would have ample car parking;
• The site would also feature three types of outdoor space those being private, shared private and public open space;
• The intention of the development was to create a Yorkshire style village.

The Panel were provided with detailed descriptions of the design of the properties and the different styles of property that would feature as part of the development.

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

• The relationship of the site with neighbouring operations including Allied Glass and Vickers Oils was considered. Members highlighted the possible impact on the development that these two factories might have including; the smells, noise, the boundary fencing and walls. The developer confirmed that more work would be done to address these issues;

• The possibility of flooding in the area was discussed, and Members sought assurances that this had been fully considered and could be managed. It was also noted that the car parking area would potentially act as a flood plain. However Members were assured that the car parking area would not be flooded;
• Members expressed views on the layout of the development, commenting that they would expect all four of the proposed blocks to form one community and not become isolated buildings;
• Concern was raised about the lack of provision for public health and education especially as the proposal included large family homes;
• Members felt the designs needed further work. In particular the visual of the buildings fronting Clarence Road appeared to show stark elevations with little relief and an unduly industrial aesthetic. They need to appear more like homes.
• The  proposed public deck access to the tower block needed further consideration to ensure provision of adequate privacy and amenity to the residents and Members wished to see evidence of where this kind of development had been successful elsewhere;
• The rubbish deposited on the river banks following the recent flooding event was noted and Members sought assurance that work would be done to address this; and
• The amount and nature of the public space on the site was considered with much of it given over to movement rather than spaces to sit and relax and Members asked that attention be given to this in order to make it a suitable place for people to live.
• The approach to providing employment and skills training opportunities as part of the redevelopment of the site, particularly for students at the local College of Building

The Chief Planning Officer commented that education provision was being discussed as part of the wider South Bank regeneration work with the possible use of Council land to provide primary school provision to augment the secondary school and further education provision that was already being delivered in the area.

The Head of Planning Services commented on the layout of the development particularly in relation to the footprint of blocks 2 and 7 to the adjacent site boundaries. He questioned whether enough room was available to enable internal circulation of vehicles and provide an adequate amenity buffer for residents.

Members responded to the questions featured at paragraph 7 of the submitted report as follows:

1. Members felt that presently the scheme needed more work to ensure adequate mitigation was provided against potential nuisance from the nearby industrial uses in order to make it an appropriate site for a predominately residential scheme;
2. Members commented that they were not convinced by the emerging appearance of the homes but that they welcomed the energy efficiency of the homes, the size of the accommodation and the approach to sustainable construction;
3. Members had concerns over some of the general siting of the buildings and the spaces between them, particularly adjacent to the Vickers Oil site;
4. Members considered that that amount of public amenity space was not enough and more information was required on its potential character and quality;
5. Members were generally happy with the scale and form of the proposed development but requested further information on the scale and design of the tower block;
6. Members commented that proposed level of car parking and approach to accessibility was acceptable. However sufficient space needs to be provided  for vehicle circulation and provision of public and private amenity space on the site; and
7. Subject to the satisfactory resolution of detailed planning matters the current application by Citu for a two story office  extension to the existing warehouse and associated works to create housing research and development, manufacturing and exhibition facility on the opposite side of Clarence Road could be determined under delegated powers.

RESOLVED – That the report be noted.