Agenda item

To consider a report of the Chief Planning Officer and to receive a

pre-application in relation to proposed extensions to the White Rose Shopping Centre, to provide up to 17,505M² of development (Comprising 9178M² of A1 retail development (Including 1870M² of back-of-house storage accommodation), 2321M² of A3/A5 catering units and 4136M² cinema (D2) use) at the White Rose Shopping Centre, Dewsbury Road, Morley, Leeds.

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.

(Report attached)

   Plans, graphics and photographs were displayed at the meeting.  A Members site visit had taken place earlier in the day

  The Panel considered a report of the Chief Planning Officer on pre-application proposals for extensions to the White Rose Centre (WRC) and received a presentation on behalf of the applicants

  Members were informed this would be a significant scheme and because of the location of the site, there could also be implications for neighbouring authorities

  There would be 3 main elements to the scheme, these being an extension to the Primark unit, an extension to the Debenhams unit and the creation of a multiplex cinema, with up to 12 screens, with additional retail and catering outlets, with all of the development taking place on existing car parking on site

  To mitigate against the loss of 670 car parking spaces, raised areas of decked car parking would be provided, with a total loss of car parking spaces being 170.  Members were informed that discussions were ongoing in respect of the design of the decked car parking

  Members were informed that there was an extant permission for 2,000 sqm of additional retail space at the centre

  In terms of the main issues the following were highlighted:

·  that the site was not within a designated centre and that the developer

was in the process of drawing up a sequential test and assessment which would be considered as part of the formal application

·  the proposed three additional A1 units could have an impact on

smaller centres, including Morley

·  that the two main extensions were to retail units which also had a

presence in the city centre and that assurances that the proposals would not have an adverse effect on vitality and viability of existing centres

·  the introduction of the cinema use and whether this would generate

new trips to the centre in its own right

·  public transport issues, with a public transport hub being proposed

·  the possibility of the creation of a pedestrian link from the adjacent  White Rose Office Park to the bus station

·  design issues, particularly in respect of the Primark extension and the decked parking

·  S106 issues relating to public transport contributions; greenspace and local employment

The Panel then received a presentation on behalf of the developers and

received the following information:

• that the application would give the opportunity to invest further in an existing asset; that the WRC was seen as a community asset with much support being given to local events and community projects, as well as providing a source for local employment, with over 40% of those employed at the WRC living locally
• the proposals would help address some of the problems of deprivation which existed around the site and that the leisure and retail jobs which would be created through the scheme would be of benefit to local residents.  Aligned to this, the WRC had established good links with a

range of organisations involved in providing education and

employment and that the proposals could create up to 1,000 new jobs

• enhanced public space; additional planting and the inclusion of a  public square to create a new, active space at the WRC
•  improved public transport facilities would also be provided
• in terms of the proposed extension to the Debenhams store, the aim was to extend the architectural language of the existing unit and create active frontages and double height glazing
• public consultation had commenced, with currently 100 hours of this having taken place to date, which also included meeting with Morley Town Council’s planning committee.  Of the 643 responses received so far, 90% of these were favourable towards the proposals.  If permission was granted, the aim was to start on site in Spring 2014, with completion being in Autumn 2015

The Panel raised the following matters:

• the extent of the consultation exercise in view of one Panel Member residing in the area but being previously unaware of the proposals
• the impact of the proposals on traffic, particularly on Dewsbury Road and whether a residents’ parking scheme could be considered by the developer to alleviate the problems on streets close to the site and that the cinema use would lead to trips at different times, especially evenings and weekends when public transport was usually less frequent and this would need to be addressed
• staff car parking and that additional spaces were likely to be required
• the information to be provided as part of the formal planning application and whether historical analysis would be included to show how the WRC in its 15 years of trading had competed with the city centre; whether by extending in the WRC, Primark and Debenhams would close in Leeds city centre; whether existing centres were trading to capacity; the need for Members to be informed about the sustainability of the proposals and some context for the scale of the proposed extensions
• the creation of jobs and for this commitment to be a strong one and for local people in the area to have a job guarantee

In response to the points raised, a representative of the developer

provided the following details:

• that further letter drops about the proposals were to be undertaken
• that it was not felt that on-street parking from visitors to the WRC occurred but that management would work with residents to ensure no such problems occurred
• that discussions were ongoing with Metro about the public transport proposals
• that a car sharing scheme for staff had been tried with limited success but that an agreement had been reached with the White Rose Office Park to join their scheme to encourage more car sharing.  In terms of visitors to the centre, the new vehicle messaging system was proving successful and that it was felt that the proposals would result in people coming to the centre and staying longer
• that Land Securities as well as being a joint developer of the WRC were also developing the Trinity Scheme in the city centre and this would not be the case if it was felt that both schemes were not viable.  In addition, two major retailers had signed up for Trinity and the WRC and that Primark and Debenhams had indicated that the proposed extensions would not impact on their stores in Leeds, Wakefield and Bradford
• that a detailed base of evidence on shopping habits would support the planning application
• that the comments made about the provision of a job guarantee would be considered

In line with the agreed protocol for speaking at pre-application

presentations, the Panel then heard from Councillor Finnigan who stated that he had also discussed the scheme with Councillor Congreve, whose ward bordered that of the site and would be providing comments on behalf of the Beeston and Holbeck Ward Members also

  Members were informed that there were concerns about the proposals in respect of highways, with Dewsbury Road already experiencing significant congestion from traffic going to the WRC and that reassurances were needed that there would be no worsening of the current situation if the scheme was granted planning permission.  There was also concern about parking provision and that sufficient parking would be needed to satisfy the development for visitors and staff.  Public transport also had to be improved with a better drop off/pick up point being provided and a link established to the office park

  In terms of the S106 agreement, there should be a continuation of the work which had been done by the WRC with local primary and high schools and that the monitoring of the S106 should be undertaken by Learning and Skills.  In respect of greenspace, there was the opportunity to improve an area on the Ring Road, opposite the WRC which would help enhance the immediate setting of the centre

  Regarding possible competition, Members were informed that the WRC had not competed but in fact had complemented Morley Town Centre and that it was not felt that the proposals would have a detrimental impact on other surrounding centres.  Furthermore there would be the creation of much needed employment and in terms of working closely with the local community, the WRC had a track record of doing this

  It was noted that several Members had left the meeting and in relation to the issues raised in the report for specific comment by Panel, the following brief comments were provided:

• that in respect of the proposal to increase the level of retail floorspace and introduce a new cinema use at the WRC, there was some support, although there were issues about the levels of car parking to be provided and the design of the decked parking.  It was noted however that no reference in the presentation had been made to the fundamental point that the proposals were against planning policy.  Furthermore, it was likely that neighbouring centres and adjoining local authorities were likely to have views on the proposals
• to note the assurances given by the developer on behalf of Debenhams and Primark about their commitment to retaining a presence in Leeds and the centres of neighbouring authorities
• that the provision of an additional cinema would provide more choice
• that there was some support for the three smaller A1 units which were proposed
• regarding highways issues, to note the concerns which had been raised and that there was a need for detailed information on this, particularly the impact of traffic to the cinema and that an analysis of this should include when Leeds United had an evening home game
• to note Members comments about the information which should be provided when the application was to be determined
• to note the concerns about the design of the decked parking; that insufficient detail had been provided about the design of the cinema to enable a provisional view to be formed; that the issue of improvements to an area of greenspace on the Ring Road should be considered.  Members noted the comment given by the developer’s representative that this could be done as part of the proposed quality landscaping scheme
• the proposals for improvements to the bus stops at the centre were welcomed
• regarding the content of the S106 agreement, this should also address linkages and that there should be specific work done around Middleton, Beeston and Morley; to note that Jobs and Skills would monitor the local employment matters but the need for the agreement to be enforced rigorously, if that became necessary
• to note that further consultation would be taking place and to a wider area

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

  During the presentation, Councillor Gruen and Councillor Nash left the meeting

  Towards the end of the discussions on this item, Councillors Hardy, G Latty, M Hamilton and S Hamilton left the meeting