Agenda and minutes

City Plans Panel
Thursday, 31st October, 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. 19/04828/FU – Variation of approved plans for planning permission 17/02666/FU for a residential development at Manor Road, Holbeck, Leeds 11, Application No. 19/04278/FU – Proposed student accommodation at Park Lane, Leeds 2 and Pre-application reference PREAPP/1800582 – Proposed residential development at Saxton Lane, Leeds 9 and was attended by the following Councillors: D Blackburn, C Campbell, C Gruen, P Gruen, G Latty and J McKenna and P Wadsworth

 

Chair's Opening Remarks

The Chair welcomed to the meeting second year students from Leeds Beckett University who were studying for a degree in Real Estate and Property Management.

 

The Chair also welcomed and introduced Seamus Corr, Principal Officer (Planning & Sustainable Development), City Development to his first Plans Panel meeting.

 

65.

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.

 

66.

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.

 

67.

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 identified.

68.

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 disclosable pecuniary interests made at the meeting.

 

69.

Apologies for Absence

To receive apologies for absence (If any)

Minutes:

Apologies for absence were received from Councillor: E Nash

 

Councillor D Ragan was in attendance as a substitute Member for Councillor E Nash.

 

70.

Minutes of the Previous Meeting pdf icon PDF 266 KB

To consider and approve the minutes of the previous meeting held on 10th October 2019.

 

 

(Report attached)

Minutes:

The minutes of the previous meeting held on 10th October 2019 were submitted for comment/ approval.

 

RESOLVED – That the minutes of the previous meeting held on 10th October 2019 be accepted as a true and correct record

 

 

 

71.

Matters Arising from the Minutes

To consider any matters arising from the minutes.

Minutes:

Application No. 19/01010/FU – Residential Development consisting of 349 apartments at land off Marsh Lane, Saxton Lane and Flax Place, Leeds 9 (Minute No.62 referred) – With reference to the previous meeting when it was noted that the Chief Planning Officer would liaise further with transport planning colleagues, and potentially the West Yorkshire Combined Authority (WYCA), to ascertain what stage had been reached in any ongoing discussions regarding the re-opening of the rail halt at the former Marsh Lane Railway Station. It was confirmed to Members that the Chief Planning Officer and Councillor McKenna had now sent a joint letter to Network Rail in this regard.  A response was awaited.

 

72.

Application No. 19/04828/FU - Variation of Condition No. 2 (approved plans) of approval 17/02666/FU for design alterations including an additional floor level to Land at 16 - 18 Manor Road, Holbeck, Leeds LS11 9AH pdf icon PDF 1 MB

To consider a report by the Chief Planning Officer which seeks a variation of condition 2 (approved plans) of approval 17/02666/FU for design alterations including an additional floor level at Land at 16 - 18 Manor Road, Holbeck, Leeds LS11 9AH

 

 

(Report attached)

 

Minutes:

With reference to the meeting of 2nd November 2017 and the decision to grant planning permission subject to the conditions specified in the submitted report and following the completion of a Section 106 Agreement. The Chief Planning Officer now submitted a report which sought a variation of condition 2 (approved plans) of approval 17/02666/FU for design alterations including an additional floor level to land at 16-18 Manor Road, Holbeck, Leeds, LS11 9AH.

 

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

 

Planning Officers addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  Site/ location/context

·  The variation would include the addition of one floor consisting of 9 additional flats. The total number of flats would be increased to 110.

·  The building height would be increased by 2925mm, taking the overall height from the approval of 29.950m to 32.875m (now comprising 11 storeys in height).

·  Removal of opening shutters to windows.

·  Addition of punched metal vertical screens to windows.

·  Lowering of ground floor level.

·  Amendments to entrance ramp.

 

In providing a verbal update the Planning Case officer reported that no adverse comments had been received in respect of wind conditions at the site in light of the amended proposals. The City Council’s independent wind consultants were of the view that the updated scheme and report drew reasonable conclusions and any outstanding wind issues would be delegated to the Chief Planning Officer for approval following satisfactory negotiations with the applicant. In respect of the affordable housing provision, it was reported that would now be provided at 7%.

 

Members raised the following questions to officers:

 

·  Would further contributions be made to the Section 106 Agreement following the inclusion of an additional floor

·  If this was a new application the applicants would be asked for further contributions. The area around the development appears to be very sterile so could a contribution towards greenspace be provided

·  Could an adaptable flat be provided on the new floor

·  What works are proposed to undertake works on the footpath and ensure deliverability of connectivity routes previously proposed

·  The provision of shutters was a welcome design feature, however, it was disappointing to note that shutters would now not be included in the final design

 

In responding to the issues raised, Planning Officers/ applicant representatives said:

 

·  Members were informed that the proposed units on the additional floor were larger in size to reflect the new policy, but that there were restrictions in terms of the size of units that could be achieved throughout the development now due to mechanical design features above and below the ‘new’ floor that were already in place as part of the consented scheme and that a number of flats had been sold off-plan.

·  The City Centre Team Leader said that contributions towards off site greenspace could not be sought because it was not within the policy, however, the walking network within the area was being enhanced  ...  view the full minutes text for item 72.

73.

Application No. 19/04278/FU - Demolition of all existing buildings and structures and the erection of a series of inter-linked townhouse blocks (3 - 6 storey's in Height) for student accommodation use (Sui generis), alongside landscaping, access and various associated highway and public realm works at Oak House, 94 Park Lane, Woodhouse, Leeds, LS3 1EL pdf icon PDF 1 MB

 

 

 

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the demolition of all existing buildings and structures and the erection of a series of inter-linked townhouse blocks (3 - 6 storey’s in Height) for student accommodation use (Sui generis), alongside landscaping, access and various associated highway and public realm works at Oak House, 94 Park Lane, Woodhouse, Leeds, LS3 1EL

 

 

(Report attached)

 

 

 

 

Minutes:

The Chief Planning Officer submitted a report which set out details of an application which sought the demolition of all existing buildings and structures and the erection of a series of inter-linked townhouse blocks (3 - 6 storeys in height) for student accommodation use (Sui generis) alongside landscaping, access and various associated highway and public realm works at Oak House, 94 Park Lane, Woodhouse, Leeds, LS3 1EL.

 

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

 

Planning Officers addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  Site/ location/context

·  Listed Buildings in close proximity

·  The proposed development is located on a sloping site

·  The existing building and 2 storey car park on site would be demolished

·  The proposal is to construct a building 3 and 6 storeys in height containing 188 student bed-spaces: 9 x studio flats and 179 cluster bedrooms.

·  Communal space provided at ground floor level (200sqm)

·  Small communal external courtyard space provided at first floor level

·  Secured cycle and refuse storage area together with plant rooms all located at ground floor level.

·  The building will be designed along a thin linear footprint set out along the inside bend of the road as it curves to the north.

·  The scheme required the realignment of a part of the retaining wall at the rear which also requires the loss of one tree.

·  Materials – red brick with different shades to accentuate the feel of separate townhouses and reflect the historic nature of the nearby Conservation Area.

·  Proposed green wall

 

Members raised the following questions to officers:

 

·  Would the green wall provide any benefits in its current proposed location as part of the development

·  Why was there no further provision of greenery and greenspace proposed as part of the development, given the Climate Change Emergency and Council’s 2020 carbon reduction target.

·  What was the size of the bedroom for the cluster flats

·  Hanover Avenue footpath was sub-standard, could the footpath be widened

·  There was a proposal to remove greenspace, what was the size of this greenspace as a percentage (%)

·  What does the concept of a metal roof entail

 

 

In responding to the issues raised, Planning Officers said:

 

·  The Principal Officer (Planning & Sustainable Development) suggested that the green façade would offer visual benefits but the isolated location of the green wall here would mean it would have only a localised benefit in terms of air quality and cooling.

·  The Planning Officer confirmed that there would be amenity value from the green wall via students using the nearby open space as a terrace and views of the green façade seen from certain surrounding area vantage points, including Hanover Square.

·  Other proposed planting areas around the development site were confirmed, but with the restriction of the retaining wall and bank to the frontage creating some difficulties in terms of the space for wider planting and greenspace provision.

·  The cluster flat bedrooms would have a  ...  view the full minutes text for item 73.

74.

PREAPP/18/00582 - Pre Application Proposal for a major development relating to a build to rent residential development of up to 20 storey's in height with 204 apartments, landscaping, ground floor parking and associated works at land off Marsh Lane Saxton Lane and Foundry Street, Leeds, LS9 8HE pdf icon PDF 3 MB

 

To consider a report by the Chief Planning Officer which sets out details of a pre application proposal for a major development relating to a build to rent residential development of up to 20 storey’s in height with 204 apartments, landscaping, ground floor parking and associated works at land off Marsh Lane Saxton Lane and Foundry Street, Leeds, LS9 8HE

 

 

(Report attached)

 

 

 

Minutes:

The Chief Planning Officer submitted a report which set out details of a pre-application proposal for a major development relating to a build to rent residential development of up to 20 storeys in height with 204 apartments, landscaping, ground floor parking and associated works at land off Marsh Lane, Saxton Lane and Foundry Street, Leeds, LS9 8HE.

 

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 proposal is for one building, 20 storeys in height, stepping down to 17 then 15 storeys

·  Built to rent development with a total of 204 apartments: 110 x 1 beds, 82 x 2 beds, 11 x 3 beds and 1 x 4 beds

·  All apartments achieve minimum space standards (CS Policy H9)

·  Bike storage areas, maintenance workshop, plant and bin storage located at ground floor level

·  Residential community space provided in 3 locations

·  New improved access from Foundry Street

·  A total of 11 car parking spaces were proposed (6%)

·  194 long-stay cycle parking spaces and 20 visitor cycle parking spaces would also be provided.

·  The scheme would satisfy Core Strategy Policy EN1 (Climate change) and EN2 (Sustainable design and construction)

·  Desk top wind assessment undertaken to demonstrate necessary wind mitigation measures

·  Affordable housing 7%, commuted sum in lieu of on-site provision (CSSR Policy H5 (iii))

 

Members raised the following questions:

 

·  The proposed car parking provision appears to be low (6%) what is the thinking behind this

·  How would affordable housing provision be delivered and why has an off-site commuted sum been proposed

·  Car parking was a problem in the surrounding area, were there any measures proposed to address parking in the area 

·  Was it envisaged to provide any pedestrian links with Saxton Gardens and surrounding residential areas

·  Could more details be provided about the street level greenery and any wind mitigation proposals

·  The building would be located at a busy road junction, were there any proposed noise mitigation measures and measures to ensure suitable air quality for future residents

·  Would the applicant be willing to make a contribution towards public transport

·  Why is there to be provision of only 1 x 4-bedroom unit

·  There was a desire to provide a footbridge across Marsh Lane, would the applicants be willing to contribute to the scheme

 

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

 

·  The Architect suggested that evidence and experience at neighbouring developments has shown potential residents increasingly do not require a car parking space due to the sustainable location.  The applicant wants to give more innovative transport solutions here, including the option for residents to use an electric Car Club facility if required

·  If highway control measures are required to deal with overflow parking on surrounding streets, the applicant would be prepared to discuss with highways officers and consider appropriate mitigation measures

·  The applicant informed Members  ...  view the full minutes text for item 74.

75.

Date and Time of Next Meeting

To note that the next meeting will take place on Thursday, 21st November 2019 at 1.30pm in the Civic Hall, Leeds.

Minutes:

RESOLVED - To note that the next meeting will take place on Thursday, 21st November 2019 at 1.30pm in the Civic Hall, Leeds.