Agenda item

To consider a report of the Chief Planning Officer setting out pre-application proposals for the laying out of access and erection of circa 600 houses on the land to the rear of Seacroft Hospital, York Road, Leeds.

(report attached)

This is a pre-application presentation and no formal decision on the development will be taken, however it is an opportunity for Panel Members to ask questions, raise issues, seek clarification and comment on the proposals at this stage.  There is no opportunity for public speaking about the proposals outlined in the presentation

The Chief Planning Officer submitted a report setting out pre-application proposals for the laying out of access and erection of circa 600 houses on the land to the rear of Seacroft Hospital, York Road, Leeds.

It was noted that no formal decision on the development was required at this point; however the presentation afforded Panel Members the opportunity to ask questions, raise issues, seek clarification and comment on the proposals at this stage.

Plans, indicative site layout plans and photographs of the area were displayed at the meeting. Officers highlighted that local ward Councillors had consistently sought a holistic approach to the development of the whole site – including the Seacroft Hospital buildings which were currently still in use by the NHS Trust. It was noted that the local ward Councillors had met recently with the developers and expressed concern regarding highways issues and the overall approach to the scheme now before Panel.

The Panel received a presentation on the proposals from Ms D Jones of the Homes and Community Agency (HCA), Richard Vickers and Mr S Spencer of Arup outlining the scheme in terms of:

-  The existing relationship of LCC with HCA in delivering homes in Leeds

-  The intention of the HCA to undertake a city wide review of housing for older people

-  The intention to use capital receipts from this development in the locality and to link to local employment

-  The proposal made use of two existing access points on to the York Road (A64) and rearrangement of the traffic signalling on York Road would mitigate against any increase in traffic. A peak flow traffic model of the A64 was shown

-  The public consultation undertaken and involvement with local ward councillors, businesses and residents

-  The proposal to adopt a soakaway system as the site was at the top of the hill, and create swales to capture excess water which would be discharged in a controlled way into Wykebeck. The developers acknowledged that Wykebeck had experienced flooding and were working with the Environment Agency and Local Planning Authority to reduce flooding risk further down the hill

-  The intention to retain as many trees on site as possible, noting that none were protected by Tree Preservation Orders

-  The intention to create good quality streets with 2/3 storey homes in parcels of land defined by the routes through the site, with child friendly spaces. Architects drawings showing proposed house types and computer generated graphics were displayed for comment

The content of a letter of representation from local ward Councillor M Lyons sent to all Panel members was read out at the meeting and the Panel went on to make the following comments:

·  Local knowledge regarding the flooding and debris caused by flooding in the adjacent Dunhill’s area, and the existing drainage system. A suggestion that swales should also be introduced in the Dunhill’s estate to alleviate flooding was noted. Members also noted the response that no flooding had been recorded recently, and that this scheme could not alleviate problems currently experienced

·  Details on the capacity of the swales were sought as local residents would need assurance that the scheme would not impact on existing homes. Developer proposed to utilise existing swales on site and three 25 x 1m ponds to the southern boundary. The site included significant green corridor abutting the railway line which would accommodate the ponds

·  Preference for the whole site to be developed. The response that the Trust was undertaking an overview of the building stock, but that the buildings had not yet been declared surplus to requirement

 (Councillor Macniven left the meeting at this point)

• Concern over the house styles shown which did not propose a mix of house styles, contrary to LCC policy
• Noted the level of Affordable Housing provision was at 15% - the current interim level – and commented that the HCA would have discretion offer more on site rather than offer a commuted sum for off-site Affordable Housing through a Section 106 Agreement
• Concern regarding the density of the development of 600 homes on the site bearing in mind the NHS buildings would still be in use and sustainability in terms of viable highways use and train network.
• Highways and access concerns, particularly onto York Road which appeared to be a piecemeal approach
• Noted the housing needs assessment to be undertaken and the local requests for bungalows and sheltered homes
• Concerns regarding arrangements for provision of education
• The proposals for the Green corridor appeared acceptable as presented at this stage

In conclusion, Members urged creation of the masterplan to inform the development as soon as possible as they felt that this presentation was premature – and that matters such as the highways and drainage issues would improve if the masterplan for the whole site was completed

  RESOLVED – To note the contents of the presentation and the comments made by Panel

(Councillors Finnigan and J Procter left the meeting at this point)