Agenda item

To consider a report of the Chief Planning Officer and to receive a pre-application presentation in relation to 223 Bedroom Student Accommodation Development at Woodhouse Square, Woodhouse, Leeds 3.

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 report of the Chief Planning Officer introduced a pre-application presentation in relation to a proposed 223 Bedroom Student Accommodation Development at Woodhouse Square, Woodhouse, Leeds 3.

The following representatives attended and addressed the meeting:-

-  Stephen Walker and Jo Steel on behalf of Centrino Developments Limited

Members were shown detailed plans and photographs of the scheme.

The presentation highlighted the following key areas:-

• Location
• Site/Context photographs
• Existing Site Plan
• Listed Building and Conservations
• Sitelines
• Splayed walls to Back Claremont Grove
• Excavations/Hard/Soft landscaping
• Pedestrian Entrance and Service Vehicle lay by
• Upper Ground floor plan/Lower Ground floor plan with courtyard
• Proposed Elevation to Woodhouse Square
• Elevation materials including glazing
• Perspective view from Brandon Road
• Roof level detail

The Chair then invited questions and comments from Members on the specific proposals of the pre-application.

In summary, specific reference was made to the following issues and the applicant team duly responded:-

• Clarification if the proposal was a traditional halls of residence or self contained flats

(The applicant responded and confirmed it would be a traditional halls of residence)

• Clarification if this was existing accommodation or new accommodation; the approximate date when the contractor would be on site and whether or not a car free scheme would work in this area

(The applicant responded and confirmed that it was new accommodation. The anticipated completion was September 2014 and that they would be open to further discussion regarding the merits of the car free scheme)

• Clarification if the applicant had undertaken market research in relation to this site

(The applicant responded and confirmed that market research had been undertaken)

• Clarification if the northern boundary of the building was a blank wall

(The applicant responded it would have angled windows to avoid overlooking but that it could be a blank wall on the upper levels and agreed to provide this information)

• Clarification of the potential loss of windows on the lower level of the building
• Clarification if there was a cross-section showing the relationship to the existing residential properties on Back Claremont Grove.

(The applicant responded that there wasn’t, but agreed to provide this information)

• The view expressed that the top storey level of the buildings were too ‘heavy handed’ and that removal of the overhanging eaves feature to the flat roof would significantly improve the appearance
• Clarification if it was possible to locate the plant on Back Claremont Grove and relocate the residential accommodation at basement level to face Woodhouse Square

(The applicant responded and confirmed that it would not be possible to re-locate residential accommodation in this way because internal amenity would be compromised )

• Concerns that the appearance of the building looked ‘bland’ within a Conservation area and whether the building could be made more traditional

(The applicant responded and welcomed the opportunity to consider some more design alternatives with planning officers)

• To place on record that not all Members of the Panel viewed the building as bland
• The need to address the proportion elements of the building to blend in with other buildings
• The need to obtain more evidence regarding the car free scheme and car parking in general

In concluding discussions, the Chair put forward the following specific matters for Members consideration:-

• do Members accept the principle of student housing on this site?
• do Members accept the principle of a car free scheme?
• Is the scale, form and design of the building acceptable and its

relationship with the adjacent listed building?

It was the consensus of the meeting that in view of the sensitive heritage setting in the area and close proximity of a number of listed buildings within the vicinity of the site, that the Chief Planning Officer should have further discussions with the applicant with a view to improving the design quality of the scheme and to also address the issues regarding the design and relationship to Back Claremont Grove for consideration at a future meeting.

RESOLVED –

a) That the report and pre-application presentation be noted.

b) That there were serious concerns as to whether a high density student accommodation scheme was appropriate in this sensitive heritage setting in close proximity to a number of listed buildings. If the scheme was to be progressed then the design quality would need to be significantly improved with a greater sensitivity to context and scale which also addressed issues raised about the relationship to existing housing to the north on Back Claremont Grove.

c) That Member concerns about the lack of car parking in the scheme and the impact of on street parking in the wider area be examined in detail if the proposal was progressed.