Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for the Manston Lane Link Road (East - West Route), Thorpe Park, Leeds, LS15 8ZB.

(Report attached)

The Chief Planning Officer submitted a report which sets out details of an application for the Manston Lane Link Road (East - West Route), Thorpe Park, Leeds, LS15 8ZB

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

The Planning Case Officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The application proposes approximately 650m of carriageway.

·  The road ties into the existing Manston Lane at the western end of the proposal and the approved roundabout at the eastern end [approved under application reference 14/01216/FU], where it then joins the MLLR north south link.

·  A northerly arm from the roundabout would form the start of the East Leeds Orbital Road which would create access to saved UDPR policy East Leeds Extension allocation H3-3A:33.

·  The proposals involved road widening and changes in the horizontal and vertical alignment, and the provision of detailed accesses for the existing properties along the route.

·  The road is designed for 30mph speeds and will comprise a 7.3m carriageway with a 2m footway to the northern side and a 3m shared cycle way/footpath to the southern side.

·  The horizontal alignment generally follows the corridor of the existing highway as does the vertical alignment for most of its length, before rising to meet the roundabout at Lazencroft Farm.

·  Drainage works are to comprise a closed conduit system of gullies, chambers and drains, to collect and carry surface water run-off. Filter drains are to be provided at the bottom of embankments where necessary, with kerbs proposed at the edge of the carriageway to facilitate drainage.

·  In order to maintain continuity of the existing road network the MLLR is proposed to be lit by LED street lighting which is to be designed to reflect the type of usage on the road and to minimise impact on any adjacent dwellings and light pollution generally from upwards light spill.

·  Tree and shrub planting is proposed to embankments.

·  The site is located to the north of the Leeds to Selby railway line to the east of the former Vickers tank factory. Austhorpe Lane is to the far west and Barnbow Social Club is situated south of the site. To the northwest are Longs of Leeds and a number of other businesses.

·  Adjacent to the north of the road are a number of dwellings accessed from Manston Lane adjacent to which is a Grade II listed dovecote. To the northeast of the site is Lazencroft Farm which is also a Grade II listed building.

·  In terms of the wider area Cross Gates centre is located to the west, Garforth to the east, and Colton Retail Park across the A63 to the southeast. In addition to existing development, the East Leeds Extension housing allocation (UDPR policy H3-3A.33) is located across the railway line to the north.

·  It was reported that 4 letters of objection had been received and considered, there were no objections from statutory consultees.

·  The scheme was policy compliant and highway officers were supportive of the scheme

In response to Members questions, the following issues were discussed:

·  Had adequate discussions taken place with local land owners/ residents

·  What would the construction hours be

·  Had satisfactory drainage measures been incorporated within the scheme

·  Should proposed condition no. 11 requiring a landscape mitigation scheme specifically refer to the need to provide mitigation for Lazencroft Farm

·  The proposed road layout for the north-south link had too many roundabouts

In responding to the issues raised, the Planning Case Officer together with the applicant’s representative provided the following responses:

·  Discussions had taken place with local land owners/ residents and Ward Members, the areas of concern had been addressed and were considered satisfactory to all parties

·  Officers confirmed that the wider bridleway and cycle network was connected via a green bridge over the approved north south section of the link road

·  Precise details of preferred access arrangements for existing residents were being discussed between affected residents and the applicant and final highway details of these would be submitted under recommended condition no.4

·  The Developer’s representative confirmed that drainage implications had been fully considered with the required attenuation and storage measures incorporated in order to meet the Council’s surface water run off requirements and conditions requiring a drainage scheme be submitted for the Council’s final approval

·  Officers confirmed that the proposed landscaping plans together with condition no.11 as drafted would provide a satisfactory landscape mitigation scheme for Lazencroft Farm and that condition no.11 did not need to specifically refer to the farm

·  The plans show roundabouts for the already approved layout for the north-south section of the East Leeds Orbital Ring Road (ELOR). The current proposal was only for the East – West Manston Lane Link to ELOR and did not include any roundabouts

In offering comments Members raised the following issues:

·  Noted that the Secretary of State had chosen not to intervene in the wider Thorpe Park application

·  The application represented good strategic highway infrastructure

·  Ward Members had been involved throughout the application process

·  Detailed discussions had taken place with local land owners/ residents

·  The proposals were considered satisfactory to all parties

·  It was reported that discussions were ongoing for a “Local Centre Support Contribution” (package of funding for the Crossgates area) under the wider retail proposals at Thorpe Park

In summing up the Chair thanked the Developers for their attendance commenting that their engagement with local residents, land owners, Ward Councillors and officers was exemplary. Members appeared to be supportive of the scheme

RESOLVED – That the application be approved subject to the conditions specified in the submitted report