Agenda item

To consider the report of the Chief Planning Officer, which accompanied by a presentation, provides Members with an opportunity to understand and comment upon a proposal which will have major implications for their area.

(report attached)

  East Outer Area Committee considered a report of the Chief Planning Officer and received a presentation from Scarborough Developments on their pre-application proposals for undeveloped land at Thorpe Park Business Park, Junction 46 of the M1, in LS15

  Plans, photographs and graphics of the proposals were presented to Members

  With reference to the consented scheme, Members were informed that Thorpe Park was a product of its time and that to attract new occupiers and greater inward investment, the shortfall in amenities on the site had to be addressed.  Whilst it was critical that Thorpe Park remained a business park, the site provided the opportunity to introduce a greater range of jobs and different uses

  Regarding landscaping and public open space (POS), the proposals would deliver double the existing POS; a significant amount of Brown Moor would be retained, a central area of parkland would be created which would connect to the Moor; the adjacent Barrowby Woods would be respected in the scheme and a new public park would be created

  Drainage issues would be dealt with in a positive way to ensure any surface water run-off was at an acceptable and consistent rate

  Extensive consultation had been carried out during the summer in a range of locations which were attended by over 800 people.  Whilst there had been some negative comments to the proposals, particularly around the impact on neighbouring centres, it was clear from the responses received that there was much support for the scheme and the opportunities it would bring, with the proposed sports pitches and new park being especially well received

  The need for the delivery of the long-awaited Manston Lane Link Road (MLLR) was recognised and this formed a key part of the proposals, which could help unlock several housing development sites, currently restricted by inadequate access

  In terms of funding the proposals, the creation of a foodstore on the site along with other retail uses would produce the money required to fund the MLLR and that in terms of timescale, the foodstore would not open until the first phase of the MLLR was in place.  It was hoped that an outline planning application would be submitted to the Council in September 2012, with determination of this being in early 2013.  If approved, work on the MLLR would commence late 2014, with the development phases being in 2015

  Details of agreements in respect of land ownership matters and how these would be dealt with were briefly outlined, for Members’ information

  Members commented on the following matters:

·  the high street impact survey and whether this could be made available.  It was agreed that copies would be sent to Members

·  highways issues, particularly the MLLR and ELOR; that some planning permissions had been granted which were dependent upon the delivery of these roads and the need for Scarborough Developments to be in dialogue with interested parties to ensure the necessary highways improvements came about.  Members were assured that discussions were ongoing with the developers of the Threadneedle and Vickers sites on Manston Lane.  Whilst the delivery of the ELOR was beyond the planning scope of the proposals, the delivery of the MLLR together with the Council’s decision to release Phase 3 greenfield sites would be a real and attractive proposition to housebuilders

Councillor Gruen declared a significant other interest at this point as he

felt it was in the public interest to do so, through being a member of one of the Plans Panels which might have some involvement in considering this or related developments

·  the strategic issues in respect of several proposals which if approved, would result in massive changes in this part of the city; the need to provide homes, jobs and POS but also the need to ensure that any decisions which were taken were sound and represented long-term, what was best for the area and the city

·  the huge amount of work required and the need for partnership working with a wide range of the private sector and the need for local residents and Members to have confidence that the driver was to generate improvements in the area for the future

·  that whilst there was support for the strategic view of transforming East Leeds, there were several key issues which needed much further information, these being employment, with firm details of the type and number of jobs and apprenticeships the scheme could give rise to being required; transport links and the possibility of having a rail halt in this location and the impact on retail in neighbouring areas, to enable the full picture to be understood

·  the need for constant engagement with key stakeholders

·  the need to ensure if approval was given, that everything was tied down to avoid part development taking place in view of the problems this could cause

Representatives from the developer’s team provided the following

responses:

·  that there would be a commitment to work with jobs and skills to provide local employment and apprenticeships

·  that the impact on other local centres had been considered and was felt to be low, however, there was a willingness to look at focussed investment in local centres as part of a detailed S106 agreement

·  that there was a need to generate demand at Thorpe Park; that it was currently on the shortlist for Leeds Medipark and that work was ongoing to attract further office uses on the site, including science park organisations

·  that a rail halt had been considered but had not been included in the final draft as it was felt to be more important to concentrate on providing the bridge over the railway.  The outline planning application did not prejudice the provision of a rail stop, but that this could be considered at a later stage

RESOLVED -  To note the report, the presentation and the comments

now made