Agenda item

To receive a report of the Chief Planning Officer detailing an application for  84 Kirkstall Road, Leeds LS3 1LS as detailed above.

The Chief Planning Officer submitted a report which proposed a variation of condition 3 (approved plans) of approval 11/01850/EXT to allow a variation in mix of accommodation, amended drawing to indicate residential use adjacent to Kirkstall Road and amendment of affordable housing requirement and a reserved matters application ref. 15/05030/RM for mixed use development up to 11 storeys comprising residential with ground floor a3/a4 unit, part undercroft and part surface car parking and landscaped public space.

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

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

•  Affordable housing provision had been reduced form 15% to 5% in line with current adopted Core Strategy policy. However it was highlighted that the number of residential units had increased to 107;

•  Where flats had north facing windows provision had been made for these to be dual aspect;

•  Details of the materials to be used for construction of the building;

•  The screening work to be undertaken to reduce the visual impact of the car park, this to be a planted solution to create a green wall. Furthermore Members were shown designs of a deck (green screen) above the car park which would partially screen parked cars;

•  Concerns about the effects of wind on the development had been considered and landscaping had been proposed as a way of mitigating against this.

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

•  The change from a mixed use development to a residential only scheme, which Members considered, on the face of it, seemed like a big change to the application. Members were informed that the approach being used here was consistent with our general approach as the proposed building occupied the same floor space, scale and footprint parameters set by the outline approval;

•  It was noted that the north facing courtyard of the building would mean a lack of sunny amenity space for the residents and that the proposed planting would be limited due to restriction on the types of plants that would grow in a north facing area;

•  Members discussed that it would be preferable to turn the building round. However the Panel were informed that the layout plans had been approved in 2011 and that it was not now possible to request the developer to change these pursuant to the reserved matters application;

•  The possible effect of strong winds on the development and how this had been mitigated against;

•  Flooding was discussed and it was confirmed to Members that flood water from the recent floods had reached the Kirkstall Road side of the building. However the proposed floor level would be 1 metre higher than the height reached by the floods;

•  The location of the affordable housing within the development. It was confirmed that as yet it was undecided where this would be; and

•  Members confirmed that they would prefer to see the car park associated with the development to be constructed using block paving to help reduce the amount of surface water run off.

Throughout discussion of this item Members sought assurance about the likely start date for meaningful construction of this development. The architect to the scheme confirmed that the developer was actively marketing the scheme and that a condition existed which meant the developer had to commence within one year of approval of the scheme. The Head of Planning Services also commented that officers would investigate ways of ensuring it was a meaningful start on site as part of the implementation of the scheme.

The Chief Planning Officer confirmed that concerns raised about the effects of wind could be dealt with as part of the conditions imposed on the developer and that further work would be done with the developer in relation to securing appropriate design mitigation measures. It was also confirmed that if the developer did not make a start on the scheme within a year then a fresh application would be required to be made.

RESOLVED –

To DEFER and DELEGATE the two applications to the Chief Planning Officer for approval , subject to the specified conditions at Appendix 1 of the submitted report  (and any others which he might consider appropriate), and following the completion of a Deed of Variation to the original Section 106 Agreement to cover the following amended obligation:

- Affordable Housing at 5% of the total proposed units in accordance with

current Leeds Core Strategy policy for this location. The remainder of the Section 106 agreement as amended in 2011 remains unchanged and would be carried forward by Deed of Variation onto

application 15/05029/OT:

- Public Transport Infrastructure Improvements (SPD5) contribution £24, 824

- Off-site landscaping contribution for works in the vicinity of the site £10,000

- Off-site highways works contribution for works in the vicinity of the site  £50,000

- Travel Plan measures car club trial provision contribution £6,500

- Travel Plan monitoring fee £5,220

- Public access through the site

- Provision for enhancement to Traffic Regulation Orders in the local area

up to £5,000

- Cooperation with local jobs and skills initiatives

- Management Fee £5,250