Agenda and draft minutes

City Plans Panel - Thursday, 14th July, 2022 1.30 pm

Venue: Civic Hall, Leeds

Contact: Andy Booth, 0113 3788665  Email: andy.booth@leeds.gov.uk

Link: to view the meeting

Items
No. Item

10.

Appeals Against Refusal of Inspection of Documents

 

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)

 

Minutes:

There were no appeals.

 

 

11.

Exempt Information - Possible Exclusion of Press and Public

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:-

 

 

 

Minutes:

There was no exempt information on the agenda.

 

 

12.

Late Items

 

To identify items which have been admitted to the agenda by the Chair for consideration

 

(The special circumstances shall be specified in the minutes)

 

Minutes:

There were no late items.

 

 

13.

Declaration of Interests

To disclose or draw attention to any interests in accordance with Leeds City Council’s ‘Councillor Code of Conduct’.

Minutes:

There were no declarations.

 

 

14.

Apologies for Absence

Minutes:

Apologies for absence were submitted on behalf of Councillors A Khan and A Maloney.

 

Councillors E Flint and N Walshaw were in attendance as substitutes.

 

 

15.

Chair's Opening Remarks

Minutes:

The Chair informed the Panel that this would be the last meeting for Sarah McMahon, Principal Planner and Matt Hills, Principal Legal Officer.

 

Members and colleagues paid tribute to Sarah as a real asset to the City Plans Panel and for her contribution to many significant schemes that she had been involved with including Victoria Gate, Leeds General Infirmary and Skelton Grange.

 

Matt was thanked for his invaluable legal advice throughout all stages of the planning process and particular mention was made to the Leeds Bradford International Airport application.

 

Members thanked Sarah and Matt for their contributions over the years and wished them both well for the future.

 

 

16.

Minutes - 16 June 2022 pdf icon PDF 145 KB

To confirm as a correct record, the minutes of the meeting held on 16 June 2022.

 

Minutes:

RESOLVED – That the minutes of the meeting held on 16 June 2022 be confirmed as a correct record.

 

 

17.

Application 20/08521/OT - Land at Capitol Park, Topcliffe Lane, Morley, Leeds pdf icon PDF 2 MB

To receive and consider the attached report of the Chief Planning Officer regarding a hybrid Planning application including detailed application comprising the demolition of existing buildings and structures; earthworks to form development platforms, drainage features, embankments and bunds; strategic landscaping, alteration of existing access road, including works to existing Topcliffe Lane and junction with A653 and construction of new access road, to serve employment development. The outline application comprises the construction of employment floorspace (Use Classes B2 and B8 with ancillary office) and associated servicing and infrastructure including car parking, vehicle, pedestrian and cycle circulation, landscaping and ecology works, noise mitigation, drainage features and all associated infrastructure

 

Minutes:

The report of the Chief Planning Officer presented a hybrid planning application including detailed application comprising the demolition of existing buildings and structures; earthworks to form development platforms, drainage features, embankments and bunds; strategic landscaping, alteration of existing access road, including works to existing Topcliffe Lane and junction with A653 and construction of new access road, to serve employment development.  The outline application comprises the construction of employment floorspace (Use Classes B2 and B8 with ancillary office) and associated servicing and infrastructure including car parking, vehicle, pedestrian and cycle circulation, landscaping and ecology works, noise mitigation, drainage features and all associated infrastructure.

 

The application had been deferred at the meeting held in May 2022 for further discussion between officers and the applicant regarding the maximum massing and heights of the building and concerns regarding noise and light pollution.

 

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:

 

·  There had been further discussion regarding the parameters for maxim height and massing of buildings to be situated in parcel 3 of the site and mitigating measures for noise and light pollution.

·  There was a reduction in the proposed heights from 22.4 metres to 18.5 metres.  It would not be feasible to have a 15 metre height limit.

·  Indicative layouts and shadowing diagrams showed that there would be a minimal impact on residential amenity.

·  There had been 50 additional representations since the last meeting.  These did not raise any new material planning considerations.  There had been further objections from local Ward Councillors.

·  Environmental Health had been consulted and were satisfied with the proposals subject to conditions.

·  The closest residential properties were 85 metres away.

·  Slides were shown displaying the landscaping scheme after 5 years and 10 years.  The scheme would be almost completely screened by the landscaping after 10 years and there would be no over dominance after 5 years.

·  An indicative light spill plan had been produced and there had been a strengthening of conditions for light and noise pollution.  These issues would be dealt with at the reserved matters stage.

·  The applicant had carried out an updated noise and vibration assessment and had proposed significant measures including landscaping and acoustic fencing.

·  This was a significant employment site and issues raised by Members were considered to have been addressed.

·  Environmental Health had carried out light and noise assessment concluded that guidelines would be met.  There would be further consideration at the reserved matters stage.

 

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

 

·  Finer details of the light spillage plan would be due for further consideration at the reserved matters stage.

·  The assessments were based on a worst case scenario and that there would be a 24 hour operation at the site.

·  Noise monitoring indicated that there would be a low impact. Sound levels as detailed in the report were taken on a predicted hourly average.

·  Development of buildings would be  ...  view the full minutes text for item 17.

18.

Application 22/00351/FU - Land off Water Lane, Holbeck Leeds pdf icon PDF 3 MB

To receive and consider the attached report of the Chief Planning Officer regarding an application for a multi-level residential development (Class C3) with associated hard and soft landscaping and rooftop amenity space at a site on Land Off Water Lane, Holbeck, Leeds.

 

Minutes:

The report of the Chief Planning Officer presented an application for a multi-level residential development (Class C3) with associated hard and soft landscaping and rooftop amenity space at a site on land off Water Lane, Holbeck Leeds.

 

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

 

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

 

·  The proposals were for an entirely residential scheme with landscaping and amenity space.

·  The site was previously used as a temporary car park.

·  There would be 375 dwellings including 200 one bedroom apartments, 144 two bedroom and 36 three bedroom.

·  There would be three internal communal amenity spaces.  There would be external amenity space and car parking.

·  A financial viability appraisal was detailed in the report which gave three options.

·  The Fire Strategy had not been concluded and it was proposed to defer and delegate this for approval.

·  The building would range from 2 storey to 26 storeys.

·  There would be new tree planting on the site.

·  CGI images of the proposals from various nearby locations were displayed.

·  There were ongoing discussions regarding the wall between the site and the Midlands Mills site.

·  There would be some undercroft parking and also drop-off points.

·  There would be a total of 46 car parking spaces.

·  All the apartments met minimum space standards.

·  Materials and design would reflect that of buildings elsewhere in the area.  Some levels on the development would have balconies.

·  CGI images showing the entry point and landscaping scheme were displayed.

·  The proposals were felt to be positive and brought a fallow site back into use.  It was recommended that the application be approved.

 

The District Valuer updated the Panel on the viability appraisal.  There had been a need to review the viability due to inflationary pressures on construction costs.  The costs had been independently reviewed.  The original report had said it was unviable to make any contributions and it would actually make a loss.  It was demonstrated that this loss could be turned around and some contribution could be made to affordable housing, CIL and Section 106.  Three options were outlined in the District Valuer’s report.

 

There was a preference for Option 3 as this would provide a contribution to the Sustainable Travel Fund.

 

In response to questions and comments from the Panel to officers and the applicant’s representatives, the following was discussed:

 

·   Measures for the travel plan could include a car club, travel tickets, cycle vouchers and walking accessories.

·  In terms of the viability position changing there were options including giving a shorter consent period following approval.  This would need to be agreed with the applicant.

·  The applicant confirmed that the viability was based on the current position and was keen to deliver the scheme as soon as possible.  Costs were likely to continue to rise.  The site had been a challenge with regards to viability.

·  Car club membership was promoted to encourage people not  ...  view the full minutes text for item 18.

19.

PREAPP-21-00494 - 42 The Headrow, Leeds, LS1 8HZ pdf icon PDF 2 MB

To receive and consider the attached report of the Chief Planning Officer regarding a pre-application presentation of proposed change of use and alterations to Headrow House, to form 232 co-living apartments.

 

Minutes:

The report of the Chief Planning Officer informed Members of a pre-application presentation for  the proposed change of use and alterations to Headrow House to form 232 co-living apartments; 42 The Headrow, Leeds, LS1 8HZ.

 

Members attended the site prior to the meeting and site plans and photographs were displayed and referred to throughout the presentation.

 

It was reported that this was the first time a co-living proposal had been presented to Panel and that there was no specific policy in the Core Strategy for co-living.  The proposals were for a long term residential development with day to day living facilities.  Members were asked to consider whether it was acceptable to have smaller sized residential elements with larger communal spaces.  Co-living was a new concept to Leeds but could be found in other cities.

 

The applicant’s representatives addressed the Panel.  The following was highlighted:

 

·  The building was recently used as office space and was now empty.

·  It was felt a housing offer would be best suited for the building and the building layout lent itself to the proposed studio design and would work well for co-living.

·  There would be improvements to the exterior and interior of the building.

·  The development would encourage working people to live in the city centre.

·  The proposals were sustainable in use and design and made use of carbon reduction technology.

·  The proposal would give an appealing living environment and co-living was growing in popularity.

·  There were three key elements:

o  Community – the co-living model promoted social interaction and there would be a range of communal social spaces.

o  Flexibility – there would be straight forward tenancy agreements with a minimum of 3 months tenure.

o  Inclusivity – there would be single monthly payments that covered all costs.

·  It would be targeted at graduates, young professionals and those moving to the city for work.  There was clear demand for this kind of development.

·  The proposals would support graduate retention and promote city centre living and support the city centre economy.

·  The entrance to the building would be improved with new lighting and would provide an active frontage to Dortmund Square.

·  Design of the studios with kitchen and bathroom spaces.  There would be communal kitchens that were better equipped.

·  Communal spaces and facilities including laundry areas and workspaces.

·  Health and Wellbeing of residents was fundamental.

·  The biodiversity net gains would exceed national targets.

·  The proposals would bring key social, environmental and economic benefits.

·  Members were shown a walk through video presentation of the proposals.

 

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

 

·  With regards to anti-social behaviour, the Panel was informed that would always be a management team on site with four members of staff and a concierge. A three strikes and your out policy would be in place.

·  The loss of space in the studio apartments was mitigated by the available communal spaces.

·  Concern regarding the amount of natural light for the studios.

·  Each floor of the development would have two  ...  view the full minutes text for item 19.

20.

Date and Time of Next Meeting

Thursday, 11 August 2022 at 1.30 p.m.

 

Minutes:

Thursday, 11 August 2022 at 1.30 p.m.