Agenda item

To consider the report of the Chief Planning Officer on a planning application for a mixed use development across three buildings, comprising residential apartments (use class C3), flexible office (use class B1) or food and drink (use class A3), D1 (Clinics and health centres), undercroft parking and associated landscaping, at Granary Wharf Car Park, Wharf Approach, Holbeck, Leeds, LS11 5PY.

(Report attached)

The report of the Chief Planning Officer presented an application for a mixed use development across three buildings, comprising residential apartments (use class C3), flexible office (use class B1) or food and drink (use class A3), D1 (Clinics and Health Care), undercroft parking and associated landscaping at Granary Wharf Car Park, Wharf Approach, Holbeck, Leeds, LS 11 5PY.

The application had been deferred at the previous meeting of the Panel for further clarification as to how the commuted sum is calculated, further information on why on-site affordable housing provision was not possible in this case and if it would be feasible / acceptable for Housing Leeds to take on the management of the on- site affordable housing units. 

Further issues highlighted included the following:

·  The commuted sum had been based on the buy to rent value of the properties.

·  Reasons why it was not possible to deliver affordable housing on site as outlined in the report.

·  Reasons why it was not possible for Housing Leeds or another social landlord to take on management of affordable housing units as outlined in the report.

·  Reference was made to the recent Executive Board approval which enabled consideration of the reinvestment of commuted sums in such cases.

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

·  Concern regards the applicant’s comments in the report which referred to points of uncertainty caused by Brexit.  The applicant’s representative reported that this was not aimed directly to affordable housing but to the overall viability as there had been an impact on values since Brexit.

·  The need to see more affordable housing in the city centre and where could this be delivered in inner city areas.

·  The need for clarity on when, where and how commuted sums were spent.  It was suggested that this could possibly be reported to Joint Plans Panel.

·  Concerns that commuted sums would not provide the equivalent of on-site affordable housing and also that the buy to rent model did not meet affordable housing requirements.  Reference was also made to the lack of a management structure for on-site affordable housing and whether Leeds City Council could set up its own management group to deal with this. It was also requested that information be provided on the effectiveness of contributions to car clubs.  It was suggested that these issues could be considered at Joints Plan Panel or at a workshop for Plans Panel Members.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval, subject to the specified conditions (and any others which he might consider appropriate), and following completion of a Section 106 Agreement to cover the following additional matters:

·  To accept a commuted sum of £755,996.87 towards off site affordable housing provision in lieu of on-site affordable housing provision to be paid on occupation of the first residential unit.  The retention of the building as a Private Rented Scheme (Build to Rent) for a minimum period of 10 years from first occupation.  To secure payment of an additional sum of £757,867.13 on the sale of the first of any unit to be sold within 10 years of the occupation of the building.

·  Publicly accessible areas

·  Employment and Training for Local People

·  A contribution of £3,567 towards monitoring and evaluation of a Travel Plan

·  A contribution of £17,500 for provision of a Car Club provider free trial membership package of 2 year membership with drive time and contribution of £42,650 for provision of a Sustainable Travel Fund for sustainable travel incentives to encourage the use of public transport and other sustainable travel modes.

·  A Traffic Regulations Order contribution of £15,000 is required, for changes to waiting restrictions and park and display bays in the vicinity

·  A contribution of up to a maximum of £34,015 towards the planting of trees within the wider Holbeck area with a potential planting in an area of public realm to be created in front of Temple Works

·  To use reasonable endeavours to agree the re-surfacing of the canal towpath

In the circumstances where the Section 106 Agreement 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.

Following the discussion and decision on this item and in response to issues raised, the Chief Planning Officer informed the Panel that a workshop would be arranged as part of the development program for Plans Panel Members.  This would give an opportunity to look at the broader issues surrounding affordable housing.