Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding demolition of the existing building and the erection of new

buildings to accommodate retail and community uses at ground floor and purpose built student accommodation at upper floors together with associated access, accessible parking, cycle parking, landscaping, drainage and reinstatement works to boundary of adjoining multi-storey car park.

The report of the Chief Planning Officer presented an application for the demolition of the existing building and the erection of new buildings to accommodate retail and community uses at ground floor and purpose built student accommodation at upper floors together with associated access, accessible parking, cycle parking, landscaping, drainage and reinstatement works to boundary of adjoining multi-storey car park.

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

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

·  There had been an in-depth pre-application process with a presentation at Panel in May 2023.  There had also been pre-application discussions with Leeds Civic Trust, Historic England and a wider public consultation.

·  The site was in the heart of the city centre in the primary shopping quarter and also in the conservation area in the vicinity of a number of listed buildings.

·  The Core Shopping Centre was constructed in the 1980s and has been impacted by changing retail habits and there were currently high levels of vacant units.

·  The proposal was to replace The Core with three separate buildings which would be separated by two new pedestrian streets.

·  There would be the following three buildings.  Building A would be 9 storeys, Building B, 8 storeys and Building, C 7 storeys.  The buildings would be linked at first floor level via a footbridge crossing.

·  Elevation drawings and CGI images of the proposed buildings were shown which displayed further detail and the types of materials proposed.

·  Buildings A and B would have roof terraces which would include planting, seating and communal areas.  Building C would have a green courtyard space at ground floor level.

·  There would be landscaping on Victoria Arcade between Buildings A and B.

·  There would be a net loss in retail space but a net gain active shopping frontages.

·  There would be a potential community/3^rd sector use at ground floor level.

·  The accommodation would be a mix of studios and cluster flats.

·  Due to high floor to ceiling heights it had not been viable to convert the existing building.  The proposals could be adapted to other uses in future should there be a change in demand.

·  There had been an objection from Yorkshire Water due to proposed trees on Lands Lane that could impact on water mains.  This was due to be withdrawn.

·  An objection due to the loss of the changing places toilet facility within The Core Shopping Centre.  The applicant had offered this for re-location elsewhere.

·  An objection from the landlord of the adjoining buildings on Lands Lane regarding potential disruption during construction. 

·  There were outstanding highways matters and these would be resolved before determining the application.

·  It was recommended that the application be deferred and delegated to the Chief Planning Officer for approval subject to resolving the highways matters and a Section 06 agreement.

In response to questions and comments from the Panel, discussion included the following:

·  The use and colour of materials would be controlled by condition.  This could be re-visited and looked at on site.

·  It was unlikely that there would be planters on King Charles Street as there were space constraints and there needed to be space to accommodate pedestrians and service vehicles.

·  There would be use of root barriers for the proposed trees on Lands Lane to protect Yorkshire Water assets.

·  The changing places toilet facility would ned to be relocated in a publicly accessible location and there were potential locations within Councill buildings.

·  A unit had been identified for community use.  It was intended to be offered to a community organisation or third sector organisation.

·  The proposed development was sensible and innovative and reflected the conservation area.  It was a positive set of proposals.

·  The proposals would lift that part of the city.

·  The design and appearance would fit in with the Headrow.

·  There was some concern regarding the protection of adjacent buildings during the construction process.

·  There was reassurance regarding potential flexibility of use for the future of the proposed buildings.

·  It was hoped that the community space could be accessible for all.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval subject to the resolution of technical highways matters identified at paragraphs 10.10.18 to 10.10.20 of the report, the specified conditions set out in Appendix A (and any amendments to these and addition of others which he might consider appropriate) and the completion of a Section 106 agreement to include the following obligations:

·  Leeds City Council Travel Plan Review fee of £8,888

·  On site green space provision

·  Contribution for green space commuted sum £106,284.56

·  Contribution towards:

o  The proposed Woodhouse Lane Gateway Scheme (£405,114)

o  Altering/creating new Traffic Regulation Orders (TROs) (£20,000)

o  Upgrade wayfaring signage (£22,000)

o  Traffic enforcement camera (£60,000)

·  Control of student occupancy

·  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.