Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre application proposal in respect of a proposed outline residential development at Sweet Street, Holbeck, Leeds LS11 9AA

(Report attached)

The Chief Planning Officer submitted a report which sets out details of a

Pre-application proposal in respect of a proposed outline application for residential development at Sweet Street, Holbeck, Leeds, LS11 9AA.

Site photographs and plans were displayed and referred to throughout the discussion of the application.

The applicant’s representative addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The site was currently a vacant warehouse site in the Holbeck Urban Village area of Leeds South Bank, in the designated City Centre.

·  The site was on the north side of Sweet Street at the junction with Siddall Street.

·  The immediate surrounding context includes The Mint, an 8 storey office building immediately to the east, Manor Mills an 8-9 storey residential development to the north-east, a public square, a single storey telecommunications centre (with permission for office use) to the north, and a single storey warehouse to the west. Along the boundary with the site to the north is a group of approximately 25 partly self-seeded and partly planted rowan and silver birch.

·  The wider context includes the 6-12 storey Dandara residential development, approved at City Plans Panel in 2015, and now under construction, to the east of The Mint. Opposite the site were single storey warehouses, and a temporary surface car park.

·  The immediate surrounding area offers a wide variety of modern architectural styles and materials including red brick, light and dark brown brick, render, copper cladding, glazed balconies, and natural stone. The site lies in flood risk zone 2.

·  The maximum height of the building would be 10 residential storeys, approximately 33m. The footprint would be U-shaped, fronting onto Sweet Street and Siddall Street and the new pedestrian/cycle route to the north, forming a west facing courtyard amenity space. The indicative building footprint would be set back over 8.6m from the boundary to the north, which would allow the provision of the public route and not prejudice the development of the sites to the north.

·  The proposal is for a maximum of 192 dwellings in the following

  Combinations and sizes: 41 x 1 bed (48.5 sqm) 124 x 2 bed (71 sqm)   18 x   2 bed (74 sqm) and 9 x 2 bed (80 sqm)

·  A pedestrian route was proposed along the northern edge of the site, this would be a minimum of 2.5m wide and would feature tree planting as shown on the indicative scheme. This would be added to if neighbouring sites were to come forward for redevelopment at any time in the future, in order to achieve the aspirations for enhanced connectivity within Holbeck.

·  62 car parking spaces would be provided to serve the development

·  5% Affordable Housing contribution (192 dwellings)

In response to Members questions, the following were raised:

·  Could the adjacent site be included as part of the development

·  Clarification was required about the ownership of the adjoining land and it’s proposed future use

·  The design of the building (the inverted C shape) why was this shape chosen

In responding to the issues raised, the applicant’s representatives said the developers did not own the adjoining land, it was understood to be in Council ownership and its future use was unknown. Referring to the shape of the building, it was stated that this would enable the redevelopment of the adjoining site to the west in a sympathetic courtyard style scheme.

In offering comments Members raised the following issues:

·  Reservations were expressed about the shape and scale of the building, there may be natural light issues for residents on the lower floors

·  A desire to see space standards increased was expressed, designing apartments with no corridors may create more space

·  The provision of electric charging points was requested

·  The appearance of the building at street level was considered bland

·  The area appeared to be “soulless” there was a lack of infrastructure in the area for future residents.

In drawing the discussion to a conclusion Members provided the following feedback;

·  Members were supportive of the principal of the proposed residential use

·  Further justification was required on the mix of accommodation proposed

·  Reservations were expressed about the design of the building, “the inverted C shape” and scale seemed to provide overly intensive development. It was suggested by Members that perhaps the building could be increased in height in order to achieve more space around the development.

·  Members were supportive to the approach to car parking and accessibility

·  Further information was required from the City Council’s Asset Management Team on the ownership of the adjacent land and its possible future use

In summing up the Chair said there was general support for the scheme and if as suggested the building was to be increased in height, then a quality design would be expected.

RESOLVED –

(i)  To note the details contained in the pre-application presentation

(ii)  That the developers be thanked for their attendance and presentation