Agenda and minutes

Venue: Civic Hall, Leeds

Contact: John Grieve , 0113 37 88662  Email: john.grieve@leeds.gov.uk

Items
No. Item

Member’s site visits were held in connection with the following proposals: Application No. 17/04351/LA – East Leeds Orbital Road, Viewing a material sample in respect of student accommodation at Woodhouse Square (Minute No.152 of the meeting held on 6th April 2017), PREAPP/16/00483 – Podium Building, Merrion Way, Leeds2 and PREAPP/17/00489 – Portland Crescent, Leeds1 and was attended by the following Councillors: J McKenna, A Garthwaite, P Gruen,  A Khan, E Nash, C Campbell, T Leadley, and

D Blackburn

 

74.

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 against the refusal of inspection of documents.

 

75.

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 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.

 

76.

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.

 

77.

Declarations of Disclosable Pecuniary Interests

 

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. 

Minutes:

Although not a pecuniary interest Councillor A Khan required it to be recorded that he had a prior involvement in agenda item No. 10, mixed use development to land off Flax Place, Richmond Street and Marsh Lane, Leeds 9, having already participated in meetings about this scheme, as such he would not take part in the debate or voting thereon. (Minute No. 83 refers)

78.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillors: G Latty and C Macniven.

 

Councillors: B Anderson and S Hamilton were in attendance at substitutes.

 

 

 

 

79.

Minutes of the Previous Meeting pdf icon PDF 108 KB

To consider and approve the minutes of the previous meeting held on 2nd November 2017.

 

(Copy attached)

Minutes:

The Minutes of the previous meeting held on 2nd November 2017 were submitted for consideration and approval.

 

RESOLVED – That the minutes of the previous meeting held on 2nd November 2017 were accepted as a true and correct record.

 

80.

Matters Arising

To consider any matters arising from the minutes of the previous meeting.

Minutes:

Former Tetley Brewery Site, Hunslet Road, Leeds 10 (Minute Nos. 59 & 70 referred) – Councillor Gruen enquired whether there had been any progress in the discussions with Highways England about the highway implications for the area.

 

In responding the Chief Planning Officer confirmed that arrangements were in place to meet with Highways England and the Department for Transport but as yet the meeting had not taken place.

 

The Central Area Team Leader advised that City Plans Panel had inspected and agreed the proposed brickwork, artstone cill detailing and metal roof cladding for the proposed student housing development at Woodhouse Square at the morning site visit.

 

81.

Application No. 17/04351/LA - Construction of a dual carriageway orbital route incorporating new roundabouts, cycle and pedestrian bridges; underpass and overbridge; laying out of country park on land between Ring Road Shadwell and Thorpe Park. pdf icon PDF 7 MB

To consider a report by the Chief Planning Officer which sets out details of an application for the construction of a dual carriageway orbital route incorporating new roundabouts, cycle and pedestrian bridges; underpass and overbridge; laying out of country park on land between Ring Road Shadwell and Thorpe Park.

 

(Report attached)

Minutes:

With reference to the meeting of 12th October 2017 when Panel received a position statement in respect of the above application. The report by the Chief Planning Officer sought the views of Members on a number of different aspects of the proposed development.

 

The issues raised and the responses to those issues are now set out in the report before Members today.

 

The Planning Case Officer reported the receipt of an additional letter of support from the Leeds Local Access Forum, who already having put on record their support for ELOR, wished to advise that the Forum also gave its full support to the proposed Elmete Greenway. It was also reported that 4 additional representations had been received raising a number of concerns as referred to in the main report. A request that the application be referred to the Secretary of State for the Environment were also repeated. Local Ward Councillor Janette Walker had also objected to the scheme and her comments were referred to in Paragraph 7.3 of the submitted report, but also queried if the road was needed now, bearing in mind the Council was revisiting housing provision more generally.  It was further reported that all statutory consultees had also provided responses and no longer objected.

 

Site photographs and plans were displayed and referred to throughout the discussion of the application, a “fly through” was also viewed by Members

 

The Planning Case Officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  The application is for the East Leeds Orbital Road (ELOR), a two lane dual carriageway 7km in length, connecting the A6120 (Outer Ring Road Shadwell) in the north to Manston Lane in the south where it will connect to the Manston Lane Link Road (MLLR) which is to be delivered as part of the Thorpe Park development. The proposed dual carriageway will comprise two 7.3m wide carriageways with a 3.5m wide verge on both sides and a maximum 4.5m wide central reservation. Lighting is to be provided at the junctions with low level lighting along the segregated pedestrian and cycle route on the southern and western side. The proposed dual carriageway includes five new roundabouts at the A6120, A58, Skeltons Lane, the A64 and Barwick Road. Five new crossing facilities are also proposed:

 

Red Hall Bridge

Country Park Underpass

Wood Lane/Middle Quadrant Bridge

Southern Quadrant Bridge

Cock Beck Overbridge

 

·  Along the southern and western edge of the ELOR a 2.5m wide cycleway and 2m footway is to be provided along the length of the carriageway. A 2m high screening bund is to be provided to separate the carriageway from the cycle and pedestrian routes. Along the majority of the ELOR north and eastern boundaries a leisure route/ bridleway comprising a rolled stone surface is to be provided for walking, cycling and horse-riding. The leisure route will connect to the existing Public Right Of Way network. The leisure route would be separated from the ELOR by  ...  view the full minutes text for item 81.

(At this point in the meeting Councillor McKenna reported that an issue had arisen which required his urgent attention. He vacated the Chair and temporally left the meeting. Councillor Walshaw assumed the Chair)

82.

Application No. 17/04425/FU - Construction of bridge across the River Aire from the former Low Fold development site to the former Hydro Aluminium development site at land at Low Fold, South Accommodation Road and at Clarence Road, Hunslet, Leeds. pdf icon PDF 2 MB

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the construction of bridge across the River Aire from the former Low Fold development site to the former Hydro Aluminium development site at land at Low Fold, South Accommodation Road and at Clarence Road, Hunslet, Leeds.

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which set out details of an application which sought the construction of a bridge across the River Aire from the former Low Fold development site to the former Hydro Aluminium development site to land at Low Fold, South Accommodation Road and Clarence Road, Hunslet, Leeds.

 

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 bridge would be approximately 50 metres long and with a minimum width of 3 metres. It would feature structural hollow box section deck and would contain some services between the two sites including the district heating pipework infrastructure from the RERF at Cross Green. The bridge deck would be clad in a series of profiled fins in Corten pre-weathered steel which form the balustrades at 1400mm in height. The slatted fins would be arranged in an expanding and contracting helix-like pattern.

 

·  The bridge would be carried by a simple mast and suspension arrangement, with a paired mast rising ten metres above bridge landing level on the Clarence Road site with one set each of forestays and backstays. Approaches to the bridge include both ramped and stepped routes from the landscaped realm incorporated in the design of both development sites. This would allow all users to pass across the River Aire whether on foot, by bike, wheelchair or with children in pushchairs. On the Clarence Road side, access would be from the river side path Transpennine Trail or from the riverside public space within the site, and the bridge would connect to the new landscaped terraced public realm from the Low Fold site. The bridge deck would have a maximum gradient of 1 in 20. The planning application is supported by the following documents:

 

- Scaled Plans

- Design and Access Statement

- Flood Risk Assessment

- Land contamination desk top study

- Construction Method Statement (Biodiversity)

- Ecology report

 

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

 

·  Timescale for the start and completion of the scheme

·  Could a lighting scheme be incorporated as part of the development

 

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

 

·  Subject to planning consent, work would begin on site in March 2018 with completion anticipated around June 2018.

·  It was confirmed that an additional condition would be added to include the provision of a lighting scheme.

 

In offering comments Members raised the following issues:

 

·  Members welcomed the construction of a bridge in this location commenting it was an important walking route and would reduce the travelling time for local residents

 

In summing up the Chair thanked the Developers for their attendance commenting that this was a welcome development and Members appeared to be supportive of the application.

 

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval subject to the  ...  view the full minutes text for item 82.

83.

Application No. 17/06296/FU - Mixed use development comprising of 300 residential dwellings, a retail unit, a health care centre, vehicle and pedestrian access, parking, landscaping and associated works at land off Flax Place, Richmond Street and Marsh Lane, Leeds, LS9 8HG pdf icon PDF 2 MB

To consider a report by the Chief Planning Officer which sets out details of an application for a mixed use development comprising of 300 residential dwellings, a retail unit, a health care centre, vehicle and pedestrian access, parking, landscaping and associated works at land off Flax Place, Richmond Street and Marsh Lane, Leeds, LS9 8HG

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which set out details of an application for a mixed use development comprising of 300 residential dwellings, a retail unit, a health care centre, vehicle and pedestrian access, parking, landscaping and associated works to land off Flax Place, Richmond Street and Marsh Lane, Leeds, LS9 8HG.

 

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 proposed development seeks to provide a predominantly residential development across two stepped blocks of 8 to 10 storey’s in Block A and 12 to 14 storey’s in Block B, housing a total of 300 apartments.

 

·  These will be laid out with 14 apartments to each floor in Block A ((6 x 2 Bed, 7 x 1 Bed and 1 x Studio) and 13 apartments to each floor in Block B (6 x 2 Bed, 6 x 1 Bed and 1 x 3 Bed). Each of the apartments would have a south, west or east facing aspect. The apartment types would be split to create the following proposed mix;

  11 studio apartments (3.3%)

  147 one bedroomed apartments (50%)

  130 two bedroomed apartments (43.3%)

  12 three bedroomed apartments (3.3%).

 

·  In addition to the front corner of the site where it meets Marsh Lane, East Street and Richmond Street a 200 sq m convenience shopping A1 Use Class retail unit and a 440 sq m Use Class D1 health centre/surgery are also proposed. The landscape scheme features include public open spaces around the buildings and roof top terracing for private resident’s usage at the 8th floor of Block A and the 12th floor of Block B. Car, motorcycle and cycle parking is also proposed with the added opportunity to provide a City Car Club space within the site.

 

·  With regard to transport matters the applicants had agreed in principle to the off-site highway works identified in paragraph 7.5 of the submitted report and on site car parking provision had now been identified to serve the proposed Doctors Surgery and retail unit. These matters would be controlled by planning condition or a Section 106 Planning Obligation as necessary.

 

·  Officers confirmed that a revised wind impact report had been provided to clarify matters raised by the Council’s wind consultant with confirmation awaited that the findings were acceptable.

 

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

 

·  Was there any affordable housing provision

·  Could green walls be incorporated into the landscape scheme

·  Clarification was required of the colour of the brickwork

·  Could the scheme be connected to the District Heating System

·  Had the Saxton Gardens Residents Association be contacted about their request to speak

 

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

 

·  It was confirmed that 5% affordable housing would be provided on site (15 units) to be managed directly by the applicant and in accordance  ...  view the full minutes text for item 83.

(Councillor McKenna returned to the meeting and resumed the Chair)

84.

PREAPP/ 16/00483 - Pre-application presentation for the proposed redevelopment of existing podium building, to form one 15 storey and one 27 storey student accommodation building, incorporating an A4 unit and provision of new public realm, Merrion Way, Tower House Street and Brunswick Terrace, Leeds pdf icon PDF 1 MB

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for the proposed redevelopment of existing podium building, to form one 15 storey and one 27 storey student accommodation building, incorporating an A4 unit and provision of new public realm, Merrion Way, Tower House Street and Brunswick Terrace, Leeds

 

(Report attached)

Minutes:

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

pre-application proposal for proposed redevelopment of existing podium building, to form one 15 storey and one 27 storey student accommodation building, incorporating an A4 unit and provision of new public realm at Merrion Way, Tower House Street and Brunswick Terrance, 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:

 

·  It was proposed to demolish the existing 2 storey podium building in its entirety, two new buildings would be erected in their place.

 

·  A basement parking area accessed from Brunswick Terrace adjacent to Arena Point would be reconfigured across the full width of the site providing parking for the occupiers Arena Point.

 

·  The ground and first floor of Tower A would project 9 metres further to the east than the upper levels of the building, with a bridge link to Tower B at first floor level. The ground floor of Tower A, together with a small mezzanine area facilitated by generous floor to ceiling height, would be occupied by Wetherspoons. The premises would have its primary entrance on the elevation facing Merrion Way and be serviced from the west side, enabled by the removal of the existing basement access ramp and widening of the public realm on this side of the building. The proposals identify an active frontage around much of this building. Areas of external seating are intended around the south-west corner of the premises.

 

·  The first floor of Tower A, extending across the bridge link to Tower B, would contain a combination of dedicated communal / amenity space for the students and the first level of student accommodation which includes a mix of studios (30m2) and cluster flats. This building would be 15 storeys (approximately 46 metres) in height. Levels 2 to 14 would comprise 4, 6, 8 and 10 bedroom cluster flats, each cluster served by a 23m2 kitchen/amenity space located at the corners of the building.

 

·  The student accommodation would be accessed from a reception area in the southern portion of Tower B to the east. The remainder of the ground floor of this building would accommodate bicycle storage facilities and back of house functions. Additional student facilities would be provided at mezzanine level in the northern part of the building. First floor level would comprise a mix of dedicated student amenity space, linked by bridge to Tower A, together with studios and cluster flats. Levels 2 to 14 would be a mirror of the accommodation in Tower A. Above this level the proportion of studios on each floor rises, providing 7 studios and 2 clusters on Levels 15 to 20 and 9 studios and 2 clusters at levels 21 to 26. This 27 storey building would be approximately 78m tall.

 

·  Across Tower A and Tower B there would be a total of 100 studios and  ...  view the full minutes text for item 84.

85.

PREAPP/17/00489 - Pre-application presentation for proposed student accommodation, junction of Portland Crescent and Woodhouse Lane, Leeds 2 pdf icon PDF 1 MB

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for proposed student accommodation, junction of Portland Crescent and Woodhouse Lane, Leeds 2

 

(Report attached)

Minutes:

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

pre-application proposal for proposed student accommodation at the junction of Portland Crescent and Woodhouse Lane, 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:

 

It was proposed to add two additional storeys to the approved tower element of the building (14 storeys) such that the tower would be 16 storeys in height. The lower limb would remain at 6 storeys. The architectural treatment of the uppermost floor (previously intended as a “sky bar”) may be refined in response to the proposed use as student accommodation.

 

The completed building would primarily contain student accommodation. 312 student studios ranging in size from 20sqm to 56sqm would be provided within the building.

 

Dedicated amenity space for students would be provided at basement and ground floor level totalling 600sqm. Other ground floor space would be occupied as retail accommodation (183sqm) and additional commercial office space would occupy basement and ground floor areas (637sqm).

 

The external space would be laid out to compliment the new public realm presently coming forward at the junction of Woodhouse Lane / Clay Pit Lane / Cookridge Street.

 

In response to Members questions, the following were raised:

 

·  Could the stalled building be completed

·  Would the development be ready before the applicant’s St. Albans Place development

·  Would there be a pedestrian barrier to Woodhouse Lane

·  Could further consideration be given to the provision of improved pedestrian connections to address pedestrian generation/movement in the immediate area

·  How much communal space would be provided

 

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

 

·  It was confirmed that the original building could be completed. The applicant was working with the original concrete structure contractor

·  The development would be completed after the St. Albans Place development

·  In terms of public realm provision it was intended that the space outside the building should be laid out as part of the development to complement the forthcoming landscaping and connectivity improvements being delivered on the northern side of Woodhouse Lane to the site. This would include a raised landscaped area which would act as a barrier to pedestrians accessing Woodhouse Lane

·  It was confirmed that further consideration would be given to the provision of improved pedestrian connections to address pedestrian generation/movement in the immediate area

·  Both the size of the flats and the average amount of communal space per flat would be greater than the St Albans Place Development

 

In offering comments Members raised the following issues:

 

·  The development was partially built and this proposal would deliver completion of this stalled site

·  It was suggested that Panel needed to be pragmatic about room sizes

 

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

 

·  Members were of the view that the proposed use of the buildings for student accommodation was acceptable in principle.

·  Members were of the view  ...  view the full minutes text for item 85.

86.

PREAPP/17/00640 - Pre-application presentation for Reserved Matters proposal for office building with ground floor retail and Café/ Restaurant units at 4 Wellington Place and Northern Street, Leeds. pdf icon PDF 624 KB

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for Reserved Matters proposal for office building with ground floor retail and Café/ Restaurant units at 4 Wellington Place and Northern Street, Leeds.

 

(Report attached)

 

 

 

Minutes:

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

pre-application proposal for Reserved Matters proposal for office building with ground floor retail and Café/ Restaurant units at 4 Wellington Place and Northern Street, Leeds.

 

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 proposed building occupies a triangular footprint that is within that approved at outline stage with the additional external space around the base of the building to be used as external seating, break-out space and landscaped areas for the ground floor commercial units. The building forms one side of the 2 diagonal routes which lead into the centre of Wellington Place and Tower Square, with Buildings 3 to the north and Building 5 to the south.

 

·  The buildings contain the following floorspace: 20,490 sqm B1 office

  914 sqm A3/A4 (retail/restaurant /bar) Basement:146 car parking   spaces – 96 below Building 4 and 50 in the area below the walkway   between Buildings 3 and 4 (incl. 5 disabled, 8 Electric Vehicle charging   spaces) 10 motorcycle and 88 cycle spaces all beneath the footprint of   the building,Shower and changing facilities

 

·  The glass, stone and bronze metal cladding is to be aligned vertically and topped with a continuous coping. The amount of each material would be changed subtly across the elevation to give a greater glass and bronze emphasis to Tower Square and a more stone led appearance to Northern Street. Additionally, the ground floor and top floors have been recessed to provide layering and visual interest. The roof top will also contain terraces and there are further terraces included on all floors at the point end facing towards Tower Square.

 

·  Two entrances to the building are proposed which would create a pedestrian route through from north to south. This means that both of the elevations on the pedestrian routes would have a main entrance which itself provides a focus and additional activity. This route through also provides the ground floor commercial uses with the opportunity to provide customer seating in order to enliven the internal space.

 

·  The original outline approval was for a basement which sat beneath the footprint of the building. However, the current proposal now seeks to increase the size of the basement to run under the north-eastern diagonal route and join up with the basement of Building 3 to make one combined parking area. The basements of Wellington Place will eventually be linked as part of the overall parking and vehicle strategy for the site which results in the surface being largely vehicle free. This increase in size of basement would provide approximately 50 no. additional car parking spaces.

 

·  The approved method of servicing this building is via a layby on the Northern St frontage. The layby is being designed with L.C.C. Highways Services as part of the Northern Street junction improvement works which are currently on site.  ...  view the full minutes text for item 86.

87.

Quarry Hill - Gateway Court and Playhouse Square landscape proposals pdf icon PDF 912 KB

To consider a report by the Chief Planning Officer which sets out details of the Quarry Hill – Gateway Court and Playhouse Square landscape proposals.

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which sets out details of the Quarry Hill – Gateway Court and Playhouse Square landscape proposals.

 

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

 

The Council’s Project Team addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  The approach to improving Gateway Court has been to provide a clear and legible space that is: well connected to the remainder of the site and the city centre inviting connections between spaces and enabling fully accessible routes and is unified in terms of the use of materials and character.

·  The requirement to develop continuous public realm throughout the site that provides a series of ‘key moments’ for relaxation, interaction, performance etc. It takes advantage of the axial geometry of the site but uses landscaping to soften the edges of what is currently quite a ‘hard’ urban space and explores the potential to maximise the ‘key moments’ by locating them within the sunnier sides of the site, offering a variety in activity and functions and to significantly increase the amount of green infrastructure through the main axial route of the site

 

·  The sites level changes are addressed through a series of lawned terraces and planted slopes with steps and ramps which will offer a variety of routes through and up/down the site although these form part of the public realm itself, with inbuilt benches, terraces, stopping points offering views either back to the city centre or up to Quarry House. At level 33.0m there is an important link to West Yorkshire Playhouse, whose mid-level entrance at this level opens out on to Gateway Court into a paved terrace as well as being the new location for the Playhouse box office and interval bar. This provides opportunities for outdoor seating, café spill out or outdoor performance space which could be a really vibrant location within the space itself. Just above this is a promontory which will have feature seating developed for it and potentially is a location for public art but will provide a great viewing platform for students, residents and visitors to orientate themselves within the eastern side of the city centre. Lighting at night time will also be a key element.

 

·  Playhouse Square is an important element of the Quarry Hill landscape proposal scheme. Currently it forms part of the existing car park on site but importantly provides 8 disabled car parking spaces and coach turning facilities. As part of the wider Quarry Hill proposals Playhouse Square will need to remain as the West Yorkshire Playhouse’s pick up and drop off point, and as a vehicle access and turning area for the Caddick development and Leeds City College development.

 

·  In collaboration with Caddick Developments and Leeds City College, Playhouse Square has been realigned to accommodate the wider site infrastructure requirements for pick up and drop off but also now plays a role in terms of its public realm as one of the sites ‘key  ...  view the full minutes text for item 87.

88.

Date and Time of Next Meeting

To note that the next meeting will take place on Thursday 14th December 2017 at 1.30pm in the Civic Hall, Leeds.

Minutes:

RESOLVED – To note that the next meeting will take place on Thursday 14th December 2017 at 1.30pm in the Civic Hall, Leeds.