Agenda and minutes

City Plans Panel
Thursday, 20th February, 2020 1.30 pm

Venue: Civic Hall, Leeds

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

Items
No. Item

Application reference 19/03590/FU – residential development at Tower Works, Globe Road, Leeds, Application reference 19/02455/RM –office development at Whitehall Riverside, Whitehall Road, Leeds, Application reference 19/06879/RM – office development at Wellington Place, Whitehall Road, Leeds and Pre application reference PREAPP/19/00563 – Proposed student residential development at former Santander offices, Merrion Street, Leeds and was attended by the following Councillors: D Blackburn, C Campbell, A Garthwaite, P Gruen, A Khan, J McKenna, E Nash, J Taylor and P Wadsworth

 

116.

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.

 

117.

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.

 

118.

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:

Although there were no late items the Chair did accept the inclusion of Supplementary Information in respect of Agenda Item No. 6 (Minutes of the previous meeting held on 30th January 2020). Members were informed that the minutes were 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 they be considered without delay. (Minute No. 121 referred)

 

 

 

 

 

119.

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.

 

120.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor G Latty.

 

Councillor J Taylor was in attendance as a substitute Member.

 

121.

Minutes - 30th January 2020 pdf icon PDF 327 KB

To receive the minutes of the City Plans Panel meeting held on 30th January 2020.

 

(Minutes to follow)

Minutes:

The minutes of the previous meeting held on 30th January 2020 were submitted for comment/ approval.

 

Members recalled that the meeting had been disrupted by protesters and subsequently suspended, could this be reflected within the minutes

 

RESOLVED – That, with the inclusion of the above, the minutes of the previous meeting held on 30th January 2020 be accepted as a true and correct record.

 

 

122.

Matters Arising from the Minutes

Minutes:

There were no issues raised under matters arising.

123.

19/03590/FU - PARTIAL DEMOLITION OF STRUCTURES AND THE ERECTION OF TWO BUILDINGS RANGING FROM FIVE TO ELEVEN STOREYS, COMPRISING 245 RESIDENTIAL APARTMENTS (USE CLASS C3) WITH FLEXIBLE COMMERCIAL USES AT GROUND FLOOR LEVEL (USE CLASS A1, A2, A3, D2 AND/OR B1), RETENTION AND ALTERATION TO THE WALL FRONTING GLOBE ROAD, HARD AND SOFT LANDSCAPING, ACCESS, SERVICING AND OTHER ASSOCIATED WORKS. TOWER WORKS GLOBE ROAD HOLBECK LEEDS LS11 5QG pdf icon PDF 2 MB

 

The report of the Chief Planning Officer set out an application for partial demolition of structures and the erection of two buildings ranging from five to eleven storeys, comprising 245 residential apartments (use class C3) with flexible commercial uses at ground floor level (use class A1, A2, A3, D2 and/or B1), retention and alteration to the wall fronting globe road, hard and soft landscaping, access, servicing and other associated works at Tower Works Globe Road, Holbeck, Leeds LS11 5QG

 

(Report attached)

 

 

Minutes:

The Chief Planning Officer submitted a report which sets out details of an application which sought the partial demolition and the erection of two buildings ranging from 5 to 11 storey’s comprising 245 residential apartments with flexible commercial uses at ground floor level (use class A1, A2, A3, D2 and/or B1), hard and soft landscaping and other associated works at Tower Works, Globe Road, Leeds LS11 5QG

 

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

·  Located in the Holbeck Conservation Area – Industrial Heritage including 3 Listed towers and a Listed Engine Shed

·  Consented scheme for scale and layout approved 2016

·  This application uses same development principles as previous consent

·  The importance to retain views of the landmark buildings

·  Landscaping, soft planting, semi-formal space, pedestrian links

·  Service arrangements, hardstanding for service vehicles

·  No car parking except for the provision of 3 disabled bays

·  Communal terraces

·  All apartments meet space and accessibility standards

·  Materials; red brick/ glazing to complement Listed buildings

 

The City Centre Team Leader reported the receipt of a representation from Councillor A Scopes of Beeston and Holbeck ward who had raised two comments. Firstly he was of the view that the contribution towards off-site affordable housing provision was too low and did not reflect the value of the affordable housing that would be required to be provided on site. Secondly Councillor Scopes stated that insufficient car parking is proposed which would result in increased parking pressure on the surrounding area.

 

The City Centre Team Leader provided an explanation for Members in responding to these points. The calculation of the off-site affordable housing contribution was based on the difference in value between the units to be provided as affordable housing and the value of those same units as general market housing and reflects the cost that the developer avoids by not providing the affordable units on site. The calculation complies with the approach required by the Council’s adopted policy. The Council’s parking policies do not require provision of a minimum level of car parking in the city centre provided it can be demonstrated that there would be no adverse impact on highway safety and amenity. In this particular case there are widespread on-street parking controls, the site is with walkable distance of public transport facilities and a wide range of city centre services and the  applicant has committed to providing £20,000 for implementing further on street traffic control measures in the event of on-street parking problems arising from the development. As a result the proposals are highly unlikely to cause parking problems in the area.

 

The Chair requested that a detailed response be provided to the Ward Member concerned.

 

Members raised the following questions to officers/ applicant’s representatives

 

·  The landscaping/ outside space, was there sufficient greenery

·  More balance was required between the green space and the hardstanding  ...  view the full minutes text for item 123.

124.

19/06879/RM - RESERVED MATTERS APPLICATION FOR A PART TEN STOREY AND PART ELEVEN STOREY OFFICE (B1A) DEVELOPMENT WITH FLEXIBLE COMMERCIAL GROUND FLOOR (A1/A2/A3/A4/A5/D1/D2/B1A) USES TOGETHER WITH BASEMENT GYM, PARKING AND ASSOCIATED LANDSCAPING WELLINGTON PLACE LEEDS LS1 4AP pdf icon PDF 1 MB

 

The report of the chief planning officer sets out a reserved matters application for a part ten storey and part eleven storey office (B1A) development with flexible commercial ground floor (A1/A2/A3/A4/A5/D1/D2/B1A) uses together with basement gym, parking and associated landscaping at Wellington Place

Leeds LS1 4AP

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which sets out details of a reserved matters application for a part 10 storey and part 11 storey office (B1A) development with flexible commercial ground floor (A1/A2/A3/A4/A5/D1/D2/B1A) uses together with basement gym, parking and associated landscaping at Wellington Place, Leeds LS1 4AP

 

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 site is within a heritage location

·  The development is part of Phase 2 of the Wellington Place scheme (Application No.18/07929/OT)

·  The proposal is to construct two buildings, 10 and 11 storey’s in height for flexible commercial use

·  The buildings are joined together with a glass sided link bridge containing additional office floor space

·  Double height entrance

·  Materials - bronze metal framing with silver coloured metal linings

·  41 car parking spaces below the building, including 2 disabled and 4 electric charging points, 17 motorcycle spaces at basement level, 22 short stay cycle parking spaces at street level and 142 long stay cycle parking spaces at basement level

·  Associated plant, storage, hard and soft landscaping

·  Roof top terraces

·  Generous public realm areas

·  It is intended the buildings would achieve a BREEAM excellent status

 

Members raised the following questions to officers/ applicant’s representatives

 

·  Was there an aspiration to bring Park & Ride into the development

·  Had changes been made in response to previous concerns raised about disturbance of residential amenity by vehicles on the encircling access road

·  Was there an intention for the “lifting tower” to be brought into use

·  The building includes a substantial amount of glass, how would the building be cooled

 

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

 

·  The City Centre Team Leader indicated there was no firm intention to bring Park & Ride within the development Further, the City Centre Team Leader confirmed that the road route comes into the north of the site and then takes vehicles immediately into the basement of the proposed building, such that the road would be very pedestrian-friendly and so as to reduce Members’ earlier concerns regarding vehicles travelling in close proximity to residential units

·  The applicant said the lifting tower was an important asset and there was a desire for it to be brought back into use, with potential options currently being explored

·  The building would have climate-responsive glazing (in excess of minimum standards) and would also have a mechanical ventilation system to cool the building. Shading from Buildings 7 and 8 would also assist in keeping the building cool through the provision of shadow.

 

In offering comments Members raised the following matters:

 

·  All Members welcomed the scheme, commenting that the design was dynamic, of a high quality and would make a positive economic impact to the area.

·  It was agreed that the lifting tower was an important asset and formed a key part of the overall Wellington Place  ...  view the full minutes text for item 124.

125.

19/02455/RM - RESERVED MATTERS APPLICATION FOR OFFICE BUILDING PURSUANT TO OUTLINE PLANNING PERMISSION 13/02619/OT WHITEHALL RIVERSIDE WHITEHALL ROAD LEEDS, LS1 4AW pdf icon PDF 5 MB

The report of the Chief Planning Officer presents a reserved matters application for office building pursuant to outline planning permission 13/02619OT at Whitehall Riverside Whitehall Road Leeds LS1

 

(Report attached)

Minutes:

The Chief Planning Officer submitted a report which set out details of a reserved matters application for office development, pursuant to outline permission 13/02619/OT for 3 office buildings, multi-storey car park and pavilion unit with ground floor food, drink and gym uses and public realm at Whitehall Riverside, Whitehall Road, Leeds LS1 4AW.

 

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 development is for Phase 3 of the Whitehall Riverside scheme (Application No.13/02619/OT)

·  The proposal is to construct an 8 storey office building (B1 office use) the building is identified as No.3 Whitehall Riverside

·  Materials – bronze aluminium projecting framework around full height glazing with bronze anodised aluminium vertical panels and a clear glazed ground floor

·  Building designed to achieve BREEAM Excellent status, and would generate at least 10% zero carbon energy on-site from roof top solar panels

·  62 car parking spaces, including up to 6 electric vehicle charging points and disabled car parking spaces

·  73 long stay cycle parking spaces, showers, lockers and drying room facilities

·  Areas of public realm

·  Landscaped pedestrian routes are proposed between all the buildings at the site and the proposal for No. 3 would add to that and complete the central section of the site.

·  Hard surfacing would be a mix of natural stone setts, natural stone slabs, and bonded gravel to the riverside walkway.

 

Members raised the following questions to officers/ applicant’s representatives

 

·  This application is for phase 3 of the development, why has work not progressed on phases 1 & 2

·  There is a derelict area of land next to this site and bordering the River Aire, could anything be done to improve this area of land

·  How many public car parking spaces would be available and how many of those within the multi-storey car park would be available for public use

 

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

 

·  The applicant’s representative said that there was a set timescale to bring forward proposals, for instance with the outline planning permission having provided two years within which the reserved matters application had to be progressed and then the reserved matters permission providing a further two years in which work could start on site. The applicant’s  representative stated that his client was in the process of completing negotiation of a tenancy on the phase 2 building before works could begin. The intention  was to start on phase 2 this year.There is a two-year building programme for the multi-storey car park, with time frames for subsequent condition discharge.  Following this, building 3 will be able to come forward and will also be progressed in a timely manner

·  Members were informed that the derelict area of land was not in the ownership of the applicant. The City Centre Team Leader said inquiries would be made to ascertain responsibility for  ...  view the full minutes text for item 125.

126.

PREAPP/19/00563 - PROPOSED STUDENT RESIDENTIAL ACCOMMODATION DEVELOPMENT SANTANDER UK PLC MERRION COURT 44 MERRION STREET LEEDS, LS2 8LW pdf icon PDF 1 MB

 

The report of the Chief Planning Officer is for proposed student residential accommodation development Santander UK PLC Merrion Court 44 Merrion Street Leeds

 

(Report attached)

Minutes:

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

pre-allocation proposal for multi-level student residential accommodation development with ground floor commercial space on the site of 44 Merrion Street, Leeds LS2 8LW.

 

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

·  Situated within an emerging cluster of tall buildings in the Arena area

·  The existing building is a redundant office block

·  The proposal is to demolish the existing building and construct a multi-storey student residential accommodation 33 storey’s in height stepping down to 10 and 5 storey’s

·  A mix of cluster and studio apartments (545 bed spaces)

·  Materials – the building podium to utilise an expressed masonry frame, the tower element to be extensively glazed in clear fritted glass

·  Double height ground floor frontage with retail space

·  Servicing area to be located to the rear of the building, accessed from Merrion Place. Two disabled parking spaces located in same area

·  Public realm and connecting corridors, high quality landscaping scheme including green walls and planters.

·  Aspiration to reduce dominance of the highway along Merrion Street, potentially narrowing the carriageway; reducing or relocating the taxi rank and decluttering street furniture

 

Members raised the following questions:

 

·  Members welcomed the tower element of the building but one Member queried the design of the podium section suggesting the masonry frame was not quite right

·  In terms of vehicular movements, Merrion Street is very busy, how do you intend to make it safer for pedestrians

·  What are the proposals for energy and carbon reduction measures

·  What is the rationale for the height of the building

·  Had St John’s Church been consulted about the proposed development

·  Was there any cycle storage included within the scheme

·  Regarding the aspiration to improve Merrion Street would this include space for bus and taxi provision

·  Where would taxis pick up and drop off, as there was still a need for taxi provision irrespective of any start and end of term ‘drop off’ provision

·  Students need to mix and socialise, what communal facilities are proposed

·  When would guidance for student space standards be provided

·  How many lifts will be provided within the development and will these stop on each floor

·  How will occupants be protected from road noise and pollution, given the proximity to the public highway

·  What are the proposals for Merrion Place

·  What is proposed for Fairfax House

·  How will resident safety be ensured

 

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

 

·  The architect suggested there needed to be contrast between the different elements of the building through a series of textures and the use of different materials was aimed to achieve this, but unfortunately the textured detailing was not showing-up prominently on the displayed CGIs.

·  Hopefully, in the not too distant future, the volume of traffic on Merrion  ...  view the full minutes text for item 126.

127.

Date and Time of Next Meeting

The next meeting of City Plans Panel will be on Thursday 12th March 2020 at 1.30pm.

Minutes:

RESOLVED – To note that the next meeting will take place on Thursday, 12th March 2020 at 1.30pm in the Civic Hall, Leeds