Agenda item

To receive the report of the Chief Planning Officer for a Pre-application presentation for proposed residential development on land at 16-18 Manor Road, Holbeck, Leeds LS11 9AH.

(Report attached)

The report of the Chief Planning Officer informed the Panel of a pre-application presentation for a proposed residential development on land at 16-18 Manor Road, Holbeck, Leeds, LS11 9AH.

Members attended the site prior to the meeting and site plans and photographs were displayed and referred to throughout the pre-application presentation and discussion.

The applicant’s representatives addressed the Panel.  The following was highlighted:

·  The site was within the Holbeck Urban Village Area.

·  There had previously been consent for a development of 57 apartments with mixed commercial and business uses.

·  There was a mixed use of buildings in the area with commercial, business and residential uses.

·  Improving links between Siddal Street and Manor Road.

·  The site previously housed brick warehouses and steel fabricators.  The design of the building would reflect the history of this with a metallic design.  Members were shown examples of the materials to be used.

·  Residential amenities included a lounge area, cinema and a gym.

·  There would be a mix of studio; one, two and three bedroom apartments with a total of 101 units.

·  In terms of scale and relation to other buildings in the area it was considered that a 10 storey building was of an appropriate size.

·  Use of meshed steel window shutters.

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

·  The angle of the walls would prevent overlooking of other properties.  The meshed shutter would feature on all sides of the building.

·  The height of the link through the building was felt to be sufficient and would allow the flow of natural light.

·  Affordable housing – whilst the applicant would like to commit to on-site provision of affordable housing, experience on similar projects had shown this to be difficult due to the low number of units available and the difficulty in engaging a social landlord to manage these.  It was considered that a commuted sum may be the most appropriate route.  It was further mentioned that there could be other options through buy to rent or sub market discounted housing.

·  Footpaths around the site and relation to adjacent sites which would be subject of future development.

·  The cladding would be a copper coloured aluminium and with correct maintenance would retain its quality of finish.  There would not be an issue with reflections from car headlights as the lower part of the building would not have the cladding finish.

·  Some concern regarding the lack of on-site affordable housing.

In response to questions outlined in the report, the following was discussed:

·  Members supported the size and quality of residential dwellings proposed.

·  Members agreed that the proposed building layout, height and emerging design was generally acceptable.

·  With regard to the lack of on-site parking there was some concern that this could cause problems to neighbouring areas.  Questions were asked whether basement parking could be provided.  It was stated that basement parking would not be feasible due to space.  It was considered that due to the location of the development that a no car scheme was potentially suitable.  Further consideration to this matter would be given as part of the Transport Assessment at the next stage of the application.

RESOLVED  - That the report, presentation and discussion be noted.