Agenda and minutes

The Chair onformed th Panel that this would be Councillor Garthwaite’s last meeting of City Plans Panel as she was due to take up her duties as Lord Mayor of Leeds for the 2023/24 Municipal Year.  Members congratulated Councillor Garthwaite on her appointment and wished her well for the following year.

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)

There were no appeals.

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:-

There was no exempt information.

There were no late items.

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

There were no declarations.

Apologies for absence were submitted on behalf of Councillor C Campbell.

To confirm as a correct record, the minutes of the meeting held on Thursday, 23 March 2023.

RESOLVED – That the minutes of the meeting held on 23 March 2023 be confirmed as a correct record.

A question was asked regarding the provision of further information on Gousing Mix and the possibility of a report for Members.  It was reported that this would be raised with colleagues in the policy team and be brought to Development Plans Panel.

To receive and consider the attached report of the Chief Planning Officer regarding a Planning Application 22/02638/FU for Hybrid Planning Application at Land South Of Whitehall Road, Leeds, consisting of Full Planning Application for 12 storey office building with Use Class E at ground level (comprising ground plus 11 storeys plus plant) and 14 storey multi-storey car park with Use Class E at ground level (MSCP) (comprising ground plus 13 storeys) and internal infrastructure works and landscaping.

Outline Application for 8/11 storey office building/hotel/aparthotel (comprising ground plus 7 storeys and plant for office or ground plus 9 storeys and plant for hotel/aparthotel) means of access & scale to be considered; and principle of an office building with only means of access to be considered with all other matters reserved.

The report of the Chief Planning Officer presented a hybrid application consisting of a Full element for 12 storey office building with Use Class E at ground level (comprising ground plus 11 storeys plus plant) and 14 storey multi-storey car park (MSCP) with use Class E at ground level (comprising ground plus 13 storeys) and internal infrastructure works and landscaping.

Also an Outline element for 8/11 storey office building/hotel/aparthotel (comprising ground plus 7 storeys and plant for office or ground plus 9 storeys and plant for hotel/aparthotel) and further 11 storey office building (comprising ground plus plant) including means of access & scale to be considered.

Members attended the site prior to the meeting in March when the application was deferred to allow opportunity for all parties to consider the daylight impact assessment. Site plans and photographs were displayed and referred to throughout the discussion of the application.

The following was highlighted:

·  The daylight and sunlight impact assessment document had now been published

·  With regards to Plot 9 the Panel was only being asked to consider the principle of use and access.

·  Plots 2 and 5 were presented in detailed form.  Plot 2 woould be an office building and plot 5 a multi-storey car park.

·  Plot 4 was proposed to be an office/aparthotel.

·  The on-site green space offering had been re-evaluated.  There would be improvements to the paved semi-circle at the riverside and the inclusion of a green wall as part of the multi-storey car park.  There would also be the provision of a park, play areas, and improved pedestrian and cycling access.

·  Bio-diversity gains would be delivered elsewhere within the ward where possible and if not in adjacent wards.

·  The application was considered to be a positive addition to the regeneration of a key city centre brownfield site.

·  More detailed would be given to Plot 9 at the reserved matters stage.

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

·  The scale of Plot 9 was not for consideration under this application.  Members would have opportunity to consider this at the reserved matters stage.

·  It was understood that the semi-circle landscaped area would be developed under the application that was approved in December 2022.

·  There would need to be a daylight assessment at reserved matters stage when further detail with regard to Plot 9 was brought forward.  This would be brought to Panel for consideration.

·  There would be a biodiversity shortfall due to the constraints of the site.  There would be an off-site contribution for off-site improvements.  A location for this was yet to be determined.  Work would be undertaken with Parks & Countryside to identify a suitable site.  Ward Members would be consulted at an early stage.

·  The loss of biodiversity on site did not necessarily constitute over development of the site.  City Centre sites expected higher density of developments and there were difficulties providing an uplift in biodiversity.  Off-site contributions could be more appropriate and enable a more efficient use of land.

·  There was still  ...  view the full minutes text for item 97.

To receive and consider the attached report of the Chief Planning Officer regarding Planning (22/04079/FU) and Listed Building (22/04080/LI) Applications for conversion of vacant upper floors to Serviced Accommodation/Short Term Lets (Use Class C1) including internal and external works, replacement bin store and new external staircase

The report of the Chief Planning Officer presented an application for full planning and listed building applications for the conversion of upper floors to Serviced Accommodation/Short Term Lets (Use Class C1) including internal and external works, replacement bin store and new external staircase at 7 Duncan Street, Leeds.

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

Issues highlighted in relation to the application included the following:

·  It was proposed to convert the upper floors to provide 10 short stay accommodation units.

·  The building was a Grade II listed building within the City Centre Conservation Area.

·  A previous approval had been given for conversion to flats and this was never implemented.  The upper floors had remained vacant since 2006.

·  There was a shared access to the side and there was an enclosed yard area to the rear which included an outdoor seating area for a basement bar.

·  The inside of the building was in a state of decay.  There were some surviving features including the windows and cornice detailing and it was proposed to repurpose and enhance the character where possible.

·  The Duncan Street entrance was proposed to be used for the upper floors.

·  There would be four rooms on the second and third floor and two larger rooms in the roof space.  As the rooms would be used for short term accommodation, space standards did not apply.

·  There would be little change to the front and side other than refurbishment and cleaning works.  To the rear there would be the removal of a flue and alterations to a fire escape.  Bricked up windows would be re-opened with new windows.

·  The application had been brought to Panel was that it had been allocated for residential or office use in the Site Allocation Plan.

·  The building had been vacant for a long time and residential use had not been deliverable.  The application provided a good re-use of the building and would retain and enhance the character.

·  There had been some objections from adjacent occupants and these had been addressed in the report.

·  There was no opportunity for cycle storage but the area was sustainable in terms of public transport.

·  The application was recommended for approval.

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

·  Cycle storage – there was cycle parking spaces across the road from the building and also nearby on Briggate.  There would be secure cycle storage available in the refurbishment of the railway station.

·  There would be direct access to the management team for the apartments via the use of an app.  There would be a security, maintenance and cleaning team based in Leeds.

·  There would be cooking facilities available in the apartments.

·  Members supported the application and the re-use of a vacant building and felt it was suitable for the location.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer for approval  ...  view the full minutes text for item 98.

To receive and consider the attached report of the Chief Planning Officer regarding a pre-application presentation of proposed development comprising demolition and replacement of an existing shopping centre with a mixed-use development comprising Class E commercial floorspace and purpose-built student accommodation (PBSA).

The report of the Chief Planning Officer introduced a pre-application for a proposed development comprising demolition and replacement of an existing shopping centre with a mixed use development comprising Class E commercial floorspace and purpose built student accommodation at The Core, Lands Lane, Leeds.

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

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

·  The applicant had a track record of delivering similar schemes and examples elsewhere were displayed.

·  There were limitations in converting the existing building and this would not provide future flexibility for further conversion. 

·  History of the site – there was previously more permeability through the site and the Red Hall building previously on site was the first red brick building in the city centre.  The site was within the City Centre Conservation Area and was surrounded by strong heritage assets.

·  The character of surrounding streets.

·  It was planned to go with a range of red brick tones across the buildings.

·  It was proposed to have three separate buildings which would introduce two new streets running east to west.  Ground floor space would be for retail use.  The buildings would reflect their immediate character areas.  The new streets would be parallel with existing arcades.

·  Entrances for student accommodation would be in prominent safe locations.  There would be different styles of student accommodation within the development.

·  Landscaping – there would be courtyard spaces and there was opportunity for biodiversity gain at the site.

·  CGI images of how the proposals and street scene would appear were displayed.

·  The buildings would be connected with glazed bridges at first floor level.

In response to questions and comments from the Panel, discussion included the following:

·  This would be a positive development and the creating of through streets would be an improvement.

·  The Headrow façade would refer to the historic feel of the area with prominent corners and a retail entrance to the eastern corner.  There would be some detailing to the brickwork.

·  There would be more detailing on landscaping at the application stage.  There would be opportunity to provide planting and seating areas.

·  There would be a range of materials across the three buildings and there would be the use of stone.  Members comments would be taken on board prior to submission of the full application.

·  The through route to Albion Street was currently quite dingy and there would be a commitment to provide improvements.

·  Servicing and deliveries would be via King Charles Street and there would be loading bays.

·  Provision of health infrastructure – this would be considered in further detail.

·  There would be a 24 hour manned reception desk to deal with deliveries.

·  There would be opportunity for community space on the side streets to where the retail units would be based.

·  There was still a need for student accommodation in the city centre and this would free up other accommodation for residential use.

·  The potential use of  ...  view the full minutes text for item 99.