Agenda and minutes

City Plans Panel
Thursday, 18th April, 2019 1.30 pm

Venue: Civic Hall, Leeds

Contact: John Grieve , 0113 3788662  Email: john.grieve@leeds.gov.uk

Items
No. Item

A Members site visit was held in connection with the following applications:

Application No. 18/05017/FU – Delivery of Manston Lane Link Road and PREAPP/1800291 – Tower Works, Globe Road, Leeds and was attended by the following Councillors: J McKenna, C Campbell, E Nash, C Gruen, T Leadley, P Wadsworth, D Blackburn and S Hamilton

 

155.

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.

 

156.

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 confidential nature of the business to be considered.

 

157.

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:

The Committee accepted the inclusion of a Late Item of business “the Minutes of the previous meeting held on 28th March 2019. This information was not available at the time of agenda publication/ circulation and it was considered to be in the best interests of the Council and other parties concerned that the matter be considered without delay (Minutes No.160 referred)

158.

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:

There were no declarations of any disclosable pecuniary interests.

 

159.

Apologies for Absence

To receive apologies for absence (If any)

Minutes:

Apologies for absence were received from Councillor A Garthwaite

 

Councillor S Hamilton was in attendance as a substitute Member.

 

 

160.

Minutes of the Previous Meeting pdf icon PDF 285 KB

To consider and approved the minutes of the previous meeting held on 28th March 2019.

 

 

(Copy attached)

Minutes:

The Minutes of the previous meeting held on 28th March 2019 were submitted for comment/approval.

 

RESOLVED – That the Minutes of the previous meeting held on 28th March 2019 be accepted as a true and correct record.

161.

Application No. 18/05017/FU - Removal of condition 50 (MLLR delivery) of approval 16/07938/OT, on land Between Barrowby Lane and Manston Lane, Thorpe Park, Leeds pdf icon PDF 709 KB

To consider a report by the Chief Planning Officer which provides an update on Application No. 18/05017/FU - Removal of condition 50 (MLLR delivery) of approval 16/07938/OT, on land Between Barrowby Lane and Manston Lane, Thorpe Park, Leeds

 

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which provided an update in respect of an application for the removal of Condition 50 (MLLR delivery) of approval 16/07938/OT on land between Barrowby Lane and Manston Lane, Thorpe Park, Leeds.

 

Members noted that this report had been submitted as part of the agreement to bring regular updates to Panel regarding the Manston Lane Link Road (MLLR). 

 

At the last meeting, Members were informed that there had been a slight slippage to the schedule with an anticipated completion for the MLLR project of 18th April 2019. In the latest update it was reported that the completion date continued to slip, the proposed revised completion now being 30th April 2019.

 

The Chair invited Councillor P Gruen, local Ward Member to address Panel.

 

Councillor Gruen said that as one of the local ward Councillors he had had a good long standing relationship with the developers of the Springs Project. However, the delivery of the MLLR scheme had not gone so well and had over time seen the management of the project spiral out of control.

 

The regular reporting at each meeting since January had been helpful in that it has provided first hand evidence regarding progress. Sadly it was noted that at every meeting further delay had been reported and so it is again this time. We have now slipped from a very generous 9th April end date, first to mid-April and now to the end of April; with a reference to end of May even.

 

Councillor Gruen said his constituents, who have been very patient, had now become very vocal on social media in their incredulity how professional contractors can preside over such a disastrous situation.

 

There was clearly a total lack of rigour in the forward planning and these systemic failures point to a massive failure in control.

 

He suggested there were implications for the Planning department and Plans Panel. It must be deeply uncomfortable to continually present reports to Panel which indicate that the previous report has been flawed; not once, but repeatedly. Members had given a very well respected developer the benefit of the doubt time and again.

 

He said there were lessons to be learnt from this process and he would like to see a proper review established which analyses how this situation developed over time, whether the planning system exerted sufficient control and whether at various stages a more comprehensive response would have been helpful.  In addition, Councillor Gruen suggested whether some thought could be given in future to analysing the deliverability record of developers before consent is granted.

 

Questions to Councillor P Gruen

 

·  What had been the impact of the delay on the local community?

·  What lessons are to be drawn from this project? 

 

In responding to the issues raised, Councillor Gruen said:

 

·  There was a commitment provided that no house building would take place on the Barnbow Site until such time the MLLR had been delivered, at that time the proposed completion date was October/November  ...  view the full minutes text for item 161.

162.

Application No. 18/07799/FU - Demolition of the existing former cinema building and the construction of a 17 storey building comprising ground floor retail (A1, A2, A3, A4, A5) and upper floors office space (B1), with plant and ancillary accommodation at basement level, at the Merrion Centre, Merrion Way, Leeds, LS2 8NG. pdf icon PDF 2 MB

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the demolition of the existing former cinema building and the construction of a 17 storey building comprising ground floor retail (A1, A2, A3, A4, A5) and upper floors office space (B1), with plant and ancillary accommodation at basement level, at the Merrion Centre, Merrion Way, Leeds, LS2 8NG.

 

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which set out details of an application which sought the demolition of the existing former cinema building and the construction of a 17 storey building comprising ground floor retail (A1, A2, A3, A4 and A5) and upper floors office space (B1), with plant and ancillary accommodation at basement level at the Merrion Centre, Merrion Way, Leeds, LS2 8NG.

 

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

 

Planning Officers together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  Site/ location/ context

·  Former Cinema site

·  Proposed new building occupies the same footprint as the cinema

·  Construction of a 17 storey building

·  New ground floor retail unit

·  Ground floor reception lobby

·  Co-working (Flexible and shared) space at levels 2 – 4

·  Office floor space at floors 5 – 17

·  Ancillary accommodation and plant area would be set out at basement level

·  Materials/ design

·  Landscaping / public realm

·  New access route through to Wade Lane

·  To the rear of the new building it is proposed to create a new publicly accessible landscaped courtyard with entrances from the lobby of the new building and from the current access points to this area from Wade Lane

·  Impact on skyline

 

Members raised the following questions:

 

·  How would this building be serviced

·  How would any servicing of the building avoid conflict with pedestrian access arrangements

·  The proposed new open space did not appear to be very inviting, how would this be addressed

·  At the earlier pre application presentation Members suggested a more iconic design was required

·  How would the demolition of the existing building be managed

·  Would a wind survey be undertaken

·  Do the proposals aim to meet the requirements of planning polices EN1 and EN2

·  Referring to the “red line” Members queried if the submitted plan was correct

 

In responding to the issues raised, the applicant’s representative and council officers said:

 

·  Members were informed that the existing service route would remain, with tunnels and servicing areas under the existing building still being intended to be used in the main

·  Members were informed that the intention was to provide high quality public realm which creates an attractive space and makes the area inviting as a through route

·  Finishing of the public realm space will be such that it will feel in its entirety to be a pedestrian area, so this will help to mitigate any conflict with the safety of pedestrians from servicing vehicles over the space – which will anyway be kept to a minimum

·  The City Centre Team Leader suggested the term “iconic” often referred to the design of a building that set it apart from others. It was suggested to Members that this building sits in the heart of a shopping centre and with a more limited footprint, so its design should be complementary with the other buildings in the area but it was still a high quality design. The Principal Officer  ...  view the full minutes text for item 162.

163.

PREAPP/18/00291 - Pre-application presentation of revised proposals for redevelopment of Tower Works comprising 243 residential units, ground floor commercial floorspace and new public realm, Globe Road, Leeds pdf icon PDF 642 KB

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation of revised proposals for redevelopment of Tower Works comprising 243 residential units, ground floor commercial floorspace and new public realm, Globe Road, Leeds

 

 

(Report attached)

Minutes:

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

pre-application for revised proposal for redevelopment of Tower Works, comprising 243 residential units, ground floor commercial floor space and new public realm at Globe Road, Leeds.

 

Members visited the site prior to the meeting. 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:

 

·  Site / location/ context

·  The site as a whole comprises 1.1 hectares of brownfield land.

·  Five of the surviving buildings are listed: The Engine Shed (Grade II), 6-8 Globe Road (Grade II) and three towers.

·  The proposal is to create two new buildings, the first building ranging in height from 5 to 11 storeys, the second building 9 storeys in height

·  243 residential apartments: 127 one-bedroom, (52%), 104 two bedroom (43%) and 12 thee bedroom (5%)

·  The relationship between the three towers with the towers being allowed to dominate

·  Massing

·  Key Views

·  The concept of three piazzas/ squares/ flexible space

·  Interactive public open space

·  Retail and commercial space

·  Materials – brick with red brick tones closely related to that of the towers

 

Members raised the following questions:

 

·  Are the applicants aware that the area can be prone to flooding

·  Could alternative materials/ colours be used to contrast with the appearance of the towers

·  Do the size of the apartments conform to the Nationally Described Space Standards (NDSS)

·  Is the use of a sprinkler system and absence of a multitude of escape routes regarded as acceptable and best practice

·  What will be the proposed use of the Towers and the Engine House

·  Could more three bedroom apartments be provided

 

In responding to the issues raised, the applicant’s representative and council officers said:

 

·  Members were informed that a flood risk assessment has been undertaken and would accompany any formal planning application

·  The intention is that there will be no residential or similar accommodation included at ground level

·  The applicant confirmed that consideration would be given to the use of an alternative brick, to provide a subtle contrast

·  The City Centre Team Leader said the proposed apartments do not conform to the NDSS and justification had been sought from the applicant why conformity to the standard was not appropriate in this development. The applicant’s position was that the open plan layout would still provide net room sizes that met the minimum space standards where these are stated although the gross floor areas did not

·  The City Centre Team Leader confirmed that the policy requirement for three bedroom apartments is one that is a blanket policy across the city, but can be applied with discretion in the City Centre and this has been the case in this instance – as it is acknowledged that there is a lower requirement for three bedroom / family-orientated accommodation in city centre locations

·  The Chief Planning Officer stated that the approach of installing sprinkler systems was increasingly used and  ...  view the full minutes text for item 163.

164.

Date and Time of Next Meeting

To note that the next meeting will take place on Thursday, 9th May 2019 at 1.30pm in the Civic Hall, Leeds.

Minutes:

RESOLVED – To note that the next meeting will take place on Thursday, 9th May 2019 at 1.30pm in the Civic Hall, Leeds.