Agenda and minutes

Member’s site visits were held in connection with the following proposals: PREAPP/17/00602 – City Reach, Kirkstall, Leeds1, PREAPP/17/00288 – Brunswick Point, Wade Lane, Leeds 2 and Application No.17/06605/FU – Symons House, Belgrave Street, Leeds 2 and was attended by the following Councillors: J McKenna, A Garthwaite, P Gruen,  C Macniven, C Campbell, G Latty, B Anderson and T Leadley

To consider any appeals in accordance with Procedure Rule 15.2 of the Access to Information Rules (in the event of an Appeal the press and public will be excluded)

(*In accordance with Procedure Rule 15.2, written notice of an appeal must be received by the Head of Governance Services at least 24 hours before the meeting)

There were no appeals against the refusal of inspection of documents.

1  To highlight reports or appendices which officers have identified as containing exempt information, and where officers consider that the public interest in maintaining the exemption outweighs the public interest in disclosing the information, for the reasons outlined in the report.

2  To consider whether or not to accept the officers recommendation in respect of the above information.

3  If so, to formally pass the following resolution:-

  RESOLVED – That the press and public be excluded from the meeting during consideration of the following parts of the agenda designated as containing exempt information on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the press and public were present there would be disclosure to them of exempt information, as follows:-

There were no items identified where it was considered necessary to exclude the press or public from the meeting due to the nature of the business to be considered.

The Chair accepted the inclusion of an additional item onto the agenda as referred to in Minute No.97 – Application No. 17/03974/RM – Reserve Matters application for 292 dwellings on land south of railway line at Thorpe Park, Leeds, LS15 8ZB. Members were informed that the item was not available at the time of the agenda publication and it was in the best interests of the Council and other parties concerned that the matter be considered without delay.

To disclose or draw attention to any disclosable pecuniary interests for the purposes of Section 31 of the Localism Act 2011 and paragraphs 13-16 of the Members’ Code of Conduct. 

There were no declarations of any disclosable pecuniary interests made at the meeting.

To receive apologies for absence (If any)

Apologies for absence were received from Councillors: D Blackburn and R Procter.

Councillors: B Anderson was in attendance as a substitute.

To consider and approve the minutes of the previous meeting held on 23^rd November 2017

(Copy attached)

The minutes of the previous meeting held on 23^rd November 2017 were submitted for consideration and approval

Councillor Nash required an amendment to Minutes No. 81 to highlight that the Council should purchase Lazencroft Farm to compensate for the adverse impact of the new road.

The Chair clarified that Plans Panel could not instruct the purchase of property but that the minutes reflected Panel’s view that compensation should be available to residents affected by the proposal.

It was agreed that Panel supported the provision of greater assurance to the resident of Lazencroft Farm that their outstanding issues would be satisfactorily addressed.

RESOLVED – That with the inclusion of the above the minutes of the previous meeting held on 23^rd November 2017 be accepted as a true and correct record

To consider any matters arising from the minutes of the previous meeting (If any)

Demand for Student Accommodation within the City Centre (Minute No. 84 refers) - Proposals to create a 15 storey and a 27 storey student accommodation building within the city centre - Councillor Gruen referred to the proliferation of student accommodation within the city centre and asked if his earlier request for a report on the demand for student accommodation including the views of developers and the impact of businesses within the city centre would be made available

In responding the Chief Planning Officer confirmed that research was currently being undertaken and would be the subject of a report back to Members in due course.

It was reported that at the last Joint Plans Panel meeting Councillor Leadley enquired about the planning position on the Majestics site, City Square.

The City Centre Team Leader confirmed that works had started on 6^th November 2017 and that the temporary roof structure had been adapted to enable the permanent structure to be installed with completion of the works programmed for June 2019.

Councillor Leadley also sought confirmation of the planning position on the public access through Pennine House, Russell Street which had been blocked up.

The City Centre Team Leader reported that the access (which runs under Pennine House and was in private ownership) was blocked up by the adjacent restaurant use and is being used as a bin store and plant location. The access was blocked up without planning permission and the owners disputed the need for planning permission for these works. Following negotiation with the applicant and representation from the neighbouring developers of the Dakota Hotel (who wanted the bin and plant stores to be screened) a pragmatic planning position was adopted to not pursue planning enforcement action against the closure of the access. This takes into account the provision of a new pedestrian route from Greek Street to Russell Street provided by the Dakota Hotel development and the provision of an off-site commuted sum by the site owners that were put towards public realm improvements to Russell Street 

To consider a report by the Chief Planning Officer which sets out details of an application for the proposed demolition of existing office building and construction of new, part 9, part 23 storey, student accommodation building at Symons House, Belgrave Street, Leeds 2

(Report attached)

The Chief Planning Officer submitted a report which set out details of an application for the proposed demolition of existing office building and the construction of new, part 9, part 23 storey, 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 Planning Case Officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The proposal is to demolish the existing building and to construct a new building with a rectangular footprint, similar 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 23 storeys (18 at pre-application), 66.4m in height. The lower eastern shoulder would be 9 storeys (10 at pre-application) 27.6m in height, a similar height to Fairfax House.

·  Due to the changing ground levels the full extent of the lower ground floor of the building would be exposed on the southern elevation whereas fronting Belgrave Street the lower ground floor level would only be evident at the lower, eastern end of the building. The ground floor of the building fronting Belgrave Street would be set back approximately 2 metres from the building line above. The first floor soffit height would be a minimum of 3.5 metres above ground level. The lowest two levels of the buildings would be largely glazed and the upper levels faced in light-coloured brickwork.

·  The lower ground floor of the building would contain plant, bin and cycle stores, a laundry, transformer room and the lower level of a gym, part of the dedicated facilities provided for the students. The ground floor, accessed from the north-west corner of the building onto Belgrave Street, would comprise the reception area, study areas, open lounge space, a cinema room and the upper level of the gym. The dedicated space would total 748m2.

·  The upper floors of the building would contain a mix of studios; one-bedroom apartments, and 2, 4 and 5 bedroom student clusters.

Studios 185

Apartments 10

2 bedroom cluster (10)

4 bedroom cluster (16)

5 bedroom cluster (14)

Total Bed spaces 349

·  Other than for one, larger, accessible studio (44.2m2) the standard studio size would be 21.34m2. The one bedroom apartments would be 44.2m2. The 2 bedroom clusters would have 14.5m2 study bedrooms with 21m2 kitchen/living spaces; the 4 bedroom clusters would have 14.5m2 study bedrooms and 43m2 kitchen/living space; and the 5 bedroom clusters would have 14m2 study bedrooms and 31m2 kitchen/living areas. Each apartment will be fitted with bespoke bathroom and kitchen units, pre-fabricated off-site, prior to installation in the building. The apartments are designed to have distinct zones for washing / dressing, living / dining and sleep / studying.

·  A student amenity room (44.2m2) is proposed at level 8 with access from this point onto  ...  view the full minutes text for item 96.

To consider a report by the Chief Planning Officer which sets out details of Reserved Matters application for 292 dwellings [currently revised upwards to 300] including layout, scale, appearance, landscape and access. Northern development pots on land south of railway line at Thorpe Park, Leeds, LS15 8ZB

Report attached

The Chief Planning Officer submitted a report which set out details of a Reserved Matters application for 292 dwellings (currently revised upwards to 300) including layout, scale, appearance, landscape and access to northern development plots on land south of railway line at 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 relates to the northern half of the employment allocation at Thorpe Park that totalled approximately 65 hectares. The site is located to the south of the Leeds- York railway line and Manston Lane, west of the M1 (junction 46), north of the A63 Selby Road and the existing Thorpe Park buildings. Austhorpe Lane is to the west. The site covers Zone B of the Thorpe Park masterplan but excludes what it termed ‘Central Park’, which is an important landscaping and open space feature running east to west across the site and which contains the SUDS attenuation/balancing ponds.

·  The application seeks approval of the detailed reserved matters relating to layout, scale, appearance, landscaping and detailed access arrangements for this residential development. The main access from a signalised junction from the north south Manston Lane Link Road (MLLR) has already been approved at the outline stage.

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

·  Could clarification be provided around the contribution to Green Park

·  Was the affordable housing mix policy compliant and were lifts fitted within the flats designed for elderly occupants

·  Could clarification be provided as to where the railway station would be located

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

·  A contribution towards Green Park would be provided upon commencement of the residential development

·  It was confirmed that the affordable housing mix was policy compliant and lifts designed for the elderly would be fitted within the flats

·  The Chief Planning Officer confirmed that West Yorkshire Combined Authority were proposing a railway station to serve the area but the positioning of the platforms and station was still to be determined

In offering comments Members raised the following issues:

·  This was a very much improved scheme since coming to Panel at a pre application stage

·  This was a good demonstration of partnership working between the Council and the applicants

·  Members expressed a wish to see more what was envisaged in terms of the railway station and park & ride provision

In summing up the Chair thanked the Developers for their attendance commenting that there had been some good partnership working and Members were supportive of the revised proposals

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval

To consider a report by the Chief Planning Officer which set out details of a Pre-Application Presentation for a stepped block of up to 18 storeys providing student accommodation comprising some 99 units with ground floor communal spaces and a landscape scheme around the building at land to the north of Brunswick Point/Q One, Wade Lane, Leeds, LS2 8DS.

(Report attached)

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

pre-application proposal for a stepped block of up to 18 storey’s providing student accommodation comprising 99 units with ground floor communal space and a landscaped scheme around the building at land to the north of Brunswick Point/Q One, Wade Lane, Leeds, LS2 8DS.

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 0.06 hectares in area and is currently in use as a car park for the adjacent Q One building. The adjacent Q One building is a seven storey building comprising 84 apartments that is also owned by the Developer and is managed on their behalf by YPP.

·  The site is located in the north of the city centre and is accessible from the main arterial route of Wade Lane / Lovell Park Road. The site sits above Leeds Inner Ring Road (A64) in a prominent gateway location which is visible from the surrounding area when approaching the city centre. As well as hard standing for parking, the site also includes existing soft/green landscaping, including trees, along its perimeters, two of which are protected by Tree Preservation Orders. Further trees in the grounds of the adjacent Q One are also subject to Tree Preservation Orders. A Public Right of Way runs along the eastern edge of the site, outside its boundary.

·  The proposed development seeks to construct a part 11, 15 and 18 storey (with roof top plant) building of student accommodation. The scheme would comprise 99 studio dwellings, for occupation by students, ranging in internal floorspace from 23 sq. metres to 25 sq. metres. The proposal would include a range of high quality communal facilities within the ground floor level of the proposed building, comprising a lounge, reception area with TV, a breakfast room and study rooms/pods. Occupiers would also be able to make use of the lower ground floor of the existing Q One building, which will provide a cinema room (c. 30 – 40sqm), a games room (c.80sqm), a storage area for students (c. 30-40sqm) and additional cycle stands.

Members raised the following questions:

·  Were the developers confident that the construction of the foundations would not impact on the Inner Ring Road

·  Would a wind survey be undertaken

·  More information was required as to the design/ appearance of the building

·  How would student drop off and pick up be managed

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

·  The developers confirmed that a structural engineer had been instructed and that they were confident that the foundations could be constructed without impacting on the Inner Ring Road

·  The developer confirmed a wind impact assessment would be undertaken

·  Referring to the design/ appearance of the building the applicant stated that the indicative proposals suggested a brick frame with vertical windows but other ideas were emerging

·  Car parking spaces  ...  view the full minutes text for item 98.

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for outline proposal ‘City Reach 2’ – mixed use scheme comprising private sector residential and private rented sector (PRS) residential with ancillary ground floor ‘active’ uses, small scale retailing, café/restaurants, bars at site south of Kirkstall Road fronting the River Aire (former First Bus depot site) and proposed amendments to outline permission for neighbouring ‘City Reach 1’ site, approval ref. 15/06844/OT.

(Report attached

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

pre-application proposal for outline proposals for “City Reach 2” – mixed use scheme comprising private sector residential and private rented sector (PRS) residential with ancillary ground floor active uses, small scale retailing, café/restaurants, bars at site south of Kirkstall Road fronting the River Aire (Former First Bus Depot site) and proposed amendments to outline permission for neighbouring “City Reach 1” site, Approval Reference No. 15/06844/OT

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 proposals comprises of two applications across the City Reach 1 (CR1) and City Reach 2 (CR2) sites: 1. CR1 Reserved Matters Application (RMA), submitted pursuant to the extant outline planning permission reference 15/06844/OT; 2. CR2 Hybrid Application, comprising a detailed (full) application for a small area of landscaped surface-level car parking, and an outline application for residential-led development on the remainder of the site.

·  The resultant scheme includes 526 residential units and 309 student units split as follows:

·  Block A: 309 student units, to be provided as 93% cluster flats and 7%  studios. The building would extend to 11 and 12 storeys in height.

·  Block B: 128 PRS units in a building extending to 7 and 9 storeys.

·  Block C: 111 PRS units in a building of 5 and 8 storeys.

·  Block D: 105 PFS units in a building extending to 5 and 9 storeys.

·  Block E: 182 PFS units in a building extending to 7 and 9 storeys.

·  The proposals would be set around a landscaped public realm that maximises access to, and enjoyment of, the river frontage through the provision of considerable public open space and a river park.  210 car parking spaces would be provided within the site at street level.

·  The CR2 site is seen as a continuation of CR1, and the design approach has addressed the two sites comprehensively as a result.

  A hybrid application is proposed to progress CR2 through the planning   process. A small surface level car park in the north-east of the CR2 site   and provides for 42 car parking spaces to meet the parking   requirements of the CR1 development (and align with the above   mentioned ratios). The area will be heavily landscape focussed, with an   emphasis on the use of trees and softer materials to create shared   spaces.

·  An outline planning permission is sought for the remainder of the CR2 site to comprise a residential-led development of four blocks. The four buildings would sit two to the north and two to the south of the continuation of the east-west route from the CR1 site. These would then be separated by a northsouth oriented linear park that assumes central positon within the site and provides  a continuous and green pedestrian connection from Kirkstall Road through to the River Aire, mirroring that proposed within the CR1 site.

·  The CR2 site would be  ...  view the full minutes text for item 99.

To note that the next meeting will take place on Thursday 4^th January 2018 at 1.30pm in the Civic Hall, Leeds.

RESOLVED – To note that the next meeting will take place on Thursday 4^th January 2018 at 1.30pm in the Civic Hall, Leeds.