Agenda item

Further to minute 47 of the City Plans Panel meeting held on 29^th August 2013, where Panel received a pre-application presentation on proposals for a hotel, to consider the formal application for a 10 storey hotel building, associated works and public realm works

(report attached)

  Further to minute 47 of the City Plans Panel meeting held on 29^th August 2013, where Panel received a pre-application presentation on proposals for a 10 storey hotel building with associated works, Members considered a further report of the Chief Planning Officer setting out the formal application

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

  Officers presented the report which related to the redevelopment of a former mechanical stacker car park and a restaurant between Russell Street and Greek Street to provide a 10 storey, 90 bedroom hotel, enhanced public realm and changes to the public highway on Russell Street and Greek Street

  Details of the proposed materials were outlined, with stone and black granite forming the main cladding materials

  Receipt of a further letter of objection was reported, with the contents of this being read out to the Panel and clarification being given on the issues raised in the representation relating to basement fire exits

  Members considered the application and commented on the following matters:

·  the basement fire exit route beneath the adjacent Minerva House and whether the wish to accommodate this would be an undertaking.  Members were informed that Minerva House was in the same ownership as the subject site and that the fire exit requirements would be accommodated

·  the terrace blinds shown facing Greek Street.  It was confirmed that these would be retractable blinds

·  wind around the site and the need for this issue to be thoroughly examined and for Members to be persuaded by good evidence that the proposals would not make the situation worse.  The Deputy Area Planning Manager stated that although the existing wind conditions could lead to discomfort, they were not unsafe, with both the Developer’s wind consultant and the Council’s independent consultant confirming this.  The existing wind conditions in Bond Court were as a result of taller buildings around the site and the application before Panel did not change these conditions.  Concerns continued to be raised about this and the need for clarity that in the event of a serious incident around the site which was subsequently attributable to the wind conditions directly associated with the development, that the Council would not suffer financial or reputational loss as a result.  The Chief Planning Officer highlighted the differences in approach to the issue of wind since the approval of Bridgewater Place and reiterated that Bond Court was not an area of danger in respect of wind; that the problems which occurred in this area arose from a different building and that this was not a reason for withholding planning permission.  The possibility of appropriate conditions to address Members’ concerns were discussed with the Panel’s Legal Adviser stating that the important point was that the Council’s independent wind consultant had reviewed the applicant’s wind assessment – this was not a case of the Council simply accepting the applicant’s assessment at face value -  and suggesting an informative be included on the planning permission to this effect

·  the need for Officers within City Development to assist Akhbar’s to relocate within Leeds.  The Chief Planning Officer advised that it would be for the landlords to deal with the lease but that Council Officers would offer positive assistance in this matter

·  the weathering of black granite with concerns about the visual appearance of the building over time.  The Chair allowed the applicant’s agent who was in attendance, to address the Panel on this point, with Members being informed that the quality of the granite used was key to how the material weathered; that high quality black granite would be used on the building and an appropriate maintenance regime would be implemented to ensure the finish of the building was appropriate for the 4 star plus hotel

·  the lighting proposals, with concerns about the design of the lighting strip at the top of the building.  Members were informed that further discussions would take place on this, with a condition covering external lighting being proposed

·  works to the pavement in Greek Street.  It was confirmed that tarmac would not be used and that under S278 works, Highways would control this and would be looking for a seamless finish

·  that no signage was shown on the images before Panel.  Members were informed that signage details would be dealt with as a separate application and brought before Panel if concerns existed about what was proposed

·  the drop off point for visitors on Greek Street, with concerns being raised that some visitors could seek to use Bond Court instead and the need for clear details of the drop off arrangements to be provided to visitors, particularly on the hotel’s web site

·  the proposed landscaping; tree species and concerns about trees being planted in pots which would prevent adequate root space

Members considered how to proceed

  RESOLVED -  That the application be granted approval subject to the conditions set out in the submitted report, subject to additional conditions to control the details of the drop off/pick up point, the proposed lighting to the top of the building and tree planting on the site and subject to any other conditions which the Chief Planning Officer considers to be necessary and subject to an informative on the decision relating to the independent review of the applicant’s wind assessment

  During consideration of this matter, Councillor R Procter joined the meeting