Agenda item

To consider a report by the Chief Planning Officer which sets put details of a Pre-Application Presentation for the Proposed Demolition of Existing Office Building and Construction of New Student Accommodation Building at Symons House, Belgrave, Street, Leeds

(Report attached)

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

Pre-application proposal for the proposed demolition of existing office building and construction of a new student accommodation building at Symons House, Belgrave Street, Leeds 2.

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

The City Centre Team Leader together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The existing site comprises a four storey, red brick, office block constructed in the late 1980’s. The building fronts Belgrave Street with its principal, recessed, entrance located in the north-west corner of the premises.

·  It is proposed to demolish the existing building and to construct a new building with a similar, rectangular, footprint to that existing.

·  The new building would have an “L shaped” form when viewed from the south. The taller element, approximately two thirds of the length of the building, would be 17 storeys in height, approximately 8 storeys taller than Fairfax House to the west. The lower eastern shoulder, approximately one-third of the building’s length, would be 10 storeys in height, a similar height to Fairfax House.

·  The lower ground floor of the building would contain plant, bin and cycle stores, a laundry, transformer room and a small lounge area which would be accessed from a similar space at ground floor level. The ground floor would comprise the reception area, accessed from Belgrave Street, study areas, open lounge areas, a cinema room and a gym.

·  The upper floors of the building would predominantly contain student studios. In total 325 studios are proposed. Three sizes of studio are identified: Bronze (21.3sqm); Silver (26.2sqm) and Gold (44.2sqm). There would be 286 Bronze studios; 32 Silver studios and 7 Gold studios. A student amenity room is proposed at level 9 with access from this point onto an external amenity terrace located on the roof of the lower shoulder of the building.

·  The external appearance of the building is a lightly coloured brick as the primary building material. The main facades would have a grid of vertical windows with tapering reveals. The gable ends would be largely solid. A darker grey brick and glazing is proposed for the ground and lower ground level plinth.

·  The building would be serviced from Belgrave Street making use of the existing layby across the street and from the parking court to the rear. The applicant has a desire to make Belgrave Street more pedestrian friendly and to improving accessibility to the St Alban’s Place green space. Similarly, there is an aspiration to improve the route through to Merrion Street.

In response to Members questions, the following were raised:

·  Had the effects of wind been taken into consideration

·  Would the proposed light coloured brick material discolour over time

·   The desire to make Belgrave Street more pedestrian friendly, could this be extended to the rest of the street

·  Was there any sustainable energy saving measures planned for the building

·  The room size of the of the Bronze Standard studios (21.3sqm) was suggested to be too small

·  There was concern that the building would oversail the highway

In responding to the issues raised, the applicant’s representatives said:

·  Wind testing had been undertaken with no negative impacts

·  The proposed external material would be a multi textured brick which should not discolour over time

·  The applicants representative suggested there was a desire to improve the pedestrian connectivity to the building, discussions were ongoing with planning officers to look at this issue and if neighbouring properties could be encourage to participate this could be beneficial to the area.

·  The proposal would aim to achieve a 10% carbon saving through the use of upgraded insulation materials and possible photovoltaic cells

·  Commenting on the room size of the Bronze Studios, the Chair reported that this Panel had already granted planning permission for other purpose built student developments with similar room sizes

·  The architect confirmed that the building oversail over the highway maintained an 8m clearance to the highway

In making a general comment, Councillor Gruen suggested that many of the applications coming before Panel were for Student Accommodation within the City Centre. Had any studies been carried out into the demand for student housing.

In responding the Chief Planning officer said that a review of student housing in Leeds would be undertaken. It was understood that the universities supported the need for more purpose built student accommodation within the City Centre.

Bill McDowell (Spring Creek Developments) reported that they had undertaken some research into the demand for student housing in Leeds which was strong and they would be agreeable to share their analysis with Planning Officers.

Councillor Gruen welcomed both responses, commenting that it would be useful to receive the data, this was a further 325 studios in addition to the ones that had already received planning permission. He suggested there was a perception that the City Centre was only for young people and there should be a wider choice of quality accommodation coming from the private sector.

The Chief Planning Officer said there was a need to talk to developers and press for wider house types, this was an emerging development market.

In offering comments Members raised the following issues:

·  The proposed design of the building appeared to be inspired by the 1960’s, grey in colour, square in design

·  The proposed textured brick finish looked bland from a distance, sample materials would need to be provided

·  The gable end of the proposal gave the appearance of a “cheese grater” could this be revisited

·  The building appeared to be “too chunky”- a number of Members expressed a preference for a taller/slimmer tower element and a reduced mass for the lower element of the building

·  The location was the right place for a tall building but a quality design would be required

·  Members welcome the demolition of the existing building

·  Neighbouring properties may be effected by the loss of light

·  The size of the Bronze Studios remained a concern

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

·  Members were of the view that the proposed student accommodation development was acceptable in principle

·  Members considered that the proposed living conditions within the student accommodation would be acceptable for future occupiers

·  Members expressed the view that the building should be taller/ slimmer in appearance

·  Members supported the approach to the treatment at ground floor level including connectivity to the emerging street scene

·  Members were supportive of the aspirations to improve and maximise the public realm and pedestrian connectivity surrounding the site.

·  Further consideration of the impact of the existing bin stores on the pedestrian environment was required

In summing up the Chair said there was general support for the scheme. 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