Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an outline planning application for the demolition of the existing substation and commercial buildings, creation of a mixed-use, multi-level development comprising residential (build to rent) commercial (offices and leisure), hotel and a travel hub.

The report of the Chief Planning Officer presented an outline application for the demolition of the existing substation and commercial buildings, creation of a mixed-use, multi-level development comprising residential (Build to Rent), commercial (offices and leisure), hotel and a travel hub on land largely bounded by Sweet Street, Meadow Road, Jack Lane and Bowling Green Terrace, Leeds, LS11 9BX.

Members visited the site prior to the meeting and site plans and photographs were displayed and referred to throughout the discussion of the application.

Further issues highlighted in relation to the application included the following:

·  All matters were reserved except for access into and around the site.

·  Trees to the east of the site formed part of the Holbeck Green Corridor Scheme and had Tree Protection Orders.

·  The site was on the edge of the Tall Buildings SPD and had been identified for mixed use development.

·  There were aspirations for a green route through the site.

·  There had been previous outline approvals for the site in 2006 and 2010 though these were not as extensive.  Both applications had permissions for buildings of up to 40 storeys.

·  A pre-application had been presented to Panel in February 2022.  Discussion had focussed on the spaces within the site being too fragmented and a desire to bring them together.  It was now proposed to have a large open square in the centre of the site which would have connections to surrounding streets.

·  There were some constraints to development included a number of protected trees high pressure gas pipelines.  There was also a water easement to the west of the site.

·  The open space would be of a significant size and would provide a space that was larger than Park Square.

·  Diagrams were shown that demonstrated the parameters for building and areas of public realm and also the size of buildings.

·  There would be segregated cycle lanes and footpaths around the site.

·  Vehicular access points.

·  Maximum development space for the different types of uses.

·  Masterplan Design Principles – this included proposals for building sizes, appearance and public realm.

·  There would be areas for play in the public realm including areas of formal play.

·  There was flexibility in the design and usage of the buildings.

·  Illustrative sketches and CGI images of how the site may appear when developed were displayed.

·  The application was recommended for approval subject to the completion of a Section 106 agreement.

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

·  There had been a thorough assessment of wind modelling on the development.  There were existing issues with wind to the north of Sweet Street and the proposals would improve this situation but there may also be the need for some wind mitigation measures.  Further development to the west in the future could also improve the position with regards to wind.  There would be further details available at the reserved matters stage.

·  There would be a variety of outdoor spaces across the site that could be used for different purposes.

·  It was hoped that enabling works could commence before the end of the year if the application was granted.

·  The provision of a green corridor had been identified in the Neighbourhood Plan and this would go through this site.  The masterplan for the site had multiple routes and a main route would be established from Jack Lane leading up to Sweet Street.

·   The design code would set a range of rules for the quality and kinds of materials to be used on site.

·  It was estimated that the development would take between 8 to 10 years for completion.

·  Completion of the greenspaces was dependant on other areas of development but was hoped it would be developed at the same time alongside the buildings.

·  The scheme offered a lot of potential, was well designed and would change that part of the city.

RECOMMENDATION: That the application be deferred and delegated to the Chief Planning Officer for approval subject to the completion of an acceptable Road Safety Audit and specified conditions set out in Appendix 2 (and any amendment to these and addition of others which he might consider appropriate) and the completion of a Section 106 agreement to include the following obligations:

·  Affordable housing provision – Build to Rent residential buildings either 7% of dwellings at benchmark rates, or 20% of dwellings at 80% of local market rent, or commuted sum;

·  Compliance with agreed Travel Plan measures and travel plan review fee of £27,012 (indexed);

·  Residential travel plan fund £492,312.75 (indexed);

·  Provision of 2 Leeds City Council Car Club provider parking spaces;

·  Contribution of £6,000 (indexed) per parking space lost towards loss of pay and display revenue;

·  Works to improve pedestrian and cycling routes to the City Centre £927,700 (indexed)

·  City Centre highway package £761,614 (indexed)

·  City Bikes docking station £32,000 (indexed)

·  Alterations to Traffic Regulation Orders £10,000

·  Air quality damage cost mitigation (contribution calculated with reference to number of vehicular trips and mitigation by sustainable travel measures)

·  Biodiversity net gain contribution £51,250 (indexed)

·  24-hour public access through the open areas of the site and a scheme for public access through enclosed routes

·  Local employment and training initiatives; and

·  Section 106 monitoring fee.

In the circumstances where the Section 106 agreement has not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer.