Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre- application presentation for a 6 storey apart-hotel with ground floor commercial uses and accesses to Leeds City Market at 4-32 George Street, Leeds 2.

(Report attached)

(Having already declared a personal interest in this item, Councillors:

J McKenna and Macniven withdrew from the meeting – Councillor McKenna vacated the Chair, Councillor P Gruen assumed the Chair)

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

Pre-application proposal for the for a 6 storey apart-hotel with ground floor commercial uses and accesses to Leeds City Market, 4-32 George Street, Leeds 2.

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

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

·  The site is located on the southern side of George Street, backing on to the former Butchers Row and the adjoining modern market hall.

·  The site is currently occupied by 1930’s single storey rendered, flat roofed, commercial units on its western half and 1980’s two storey shops and office buildings to the east. Between these sits an entrance to the market building.

·  To the west the site abuts the Grade I listed Leeming House and to the east is a further entrance to the modern market hall and an electricity sub-station and toilet block.

·  To the north, on the opposite of George Street, is the new Victoria Gate development. The western end of the site is within the City Centre Conservation Area.

·  The proposal is for a single building which fronts the back edge of footpath.

·  The upper floors of the building are proposed to be used as an apart-hotel which would be accessed via at a point in the centre of the façade. This would contain approximately 117 separate units of accommodation with 82 studios, 31 one bedroom and 4 two bedroom units. The ground floor is to contain 9 units for a range of commercial uses - retailing (A1), café/restaurant (A3), bar (A4) and takeaway (A5).

·  The elevations are primarily of brick, however, given the total length is

  approximately 120m the building is punctuated approximately halfway   along by a recessed ‘slot’ which is clad in glass. This is the location of   the replacement entrance to the northern side of the market hall and   contains a double storey height void which is designed to mirror the   existing Leeming House market entrances. In addition the brick part of   the building terminates 5m from Leeming House where a 2 storey glass   addition makes the transition between the old and the new. This allows   the stone gable of Leeming house to remain visible as well as retaining   a view through to the dome of the market roof beyond.

·  The elevations to George Street divide the building into a definite base, middle, top with the base consisting of a double height arch to reference the height of the base of Leeming House, the middle being 3 storeys of brick with paired windows set into shallow reveals and decorative brickwork pattern, and the top being a metal clad mansard with feature dormer windows, again paired to relate to the elevations below. In addition the building steps down the hill, emphasised by the ground floor unit configuration and the eaves line, which is stepped once within each wing. The southern elevation, which faces out over the market roof, is of a much simpler design but is also in brick with regular window pattern, standing seam zinc slots and louvre detail.

·  A number of the ground floor commercial units would have the ability to be accessed from both George Street and the former Butchers Row, which offers the opportunity to access the market from multiple points along George St. This also retains the commercial unit frontages along the northern side of Butcher’s Row, a number of which would be able to be accessible at-grade, an improvement over the current situation. The requirement to provide a fire exit at one point along Butchers Row results in the inability to provide a commercial frontage. At this point the elevation has a dummy retail frontage which can be used to advertise market events & produce and house art installations. The apart-hotel also has a frontage directly into the market from this elevation which will help to drive increased footfall and provide further life and activity.

·  The upper floors incorporate both plant areas and vertical risers within the envelope of the building which means that there are no requirements for flues or air conditioning units to be located on the outside of the building. Refuse storage area are also included within the ground floor footprint and accessed from discreetly located doorways.

·  At the eastern end of the site cycle storage is proposed to be contained behind the commercial frontages and so would not impact significantly on the elevational treatment. The market entrance is marked by a high-level ‘Leeds Market’ signage arch. This is designed to swing open to allow vehicles to access the area in order to service the adjacent electricity sub-station. Servicing and drop-offs would all occur from George St which was reconfigured as part of the recent Victoria Gate scheme. This proposal would also bring forward the final treatment of the footway, as a temporary blacktop treatment was laid in advance of the necessary construction works.

In response to Members questions, the following were raised:

·  The proposals for the George Street elevation were welcomed but concern was expressed about the proposals for Butchers Row.

·  There was some concern about the use of glass as the entrance material

·  What was the rationale for an Aparthotel in this location

·  Would the Market Committee Plaque be relocated

·  Would any assistance be provided to ensure the existing businesses were relocated.

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

·  The proposals for Butchers Row would be sympathetic and would retain many of the traditional elements

·  The use of glass was chosen to break up the brick mass, the design also marks the entrance to the Market.

·  The proposal for an Aparthotel was chosen because there was a demand for customers to stay longer in this area.

·  The applicant confirmed that the Market Committee plaque would be relocated within the new development.

·  There was a desire for enhancement of the Market and it would be for the Kirkgate Market Board to consider if existing businesses would be assisted in relocating.

In offering comments Members raised the following issues:

·  The majority of Members supported the use of glass for the entrance however, one Member was of the view that the use of glass did not enhance the building.

·  Could the windows be recessed and could more detailing around the windows be incorporated.

·  There was some concern that the new façade may hide the Market building.

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

·  Members considered the proposed uses were acceptable

·  That with the inclusion of the suggested amendments, the design for the George Street elevation was acceptable.

·  The design for the elevation to Butchers Row was acceptable.

In summing up the Chair said Members were supportive of the proposal and welcomed the submission of a formal application

RESOLVED –

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

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